@font-face{font-family:Inter Variable;font-style:normal;font-display:swap;font-weight:100 900;src:url(/_next/static/media/inter-cyrillic-ext-wght-normal.BOeWTOD4.woff2)format("woff2-variations");unicode-range:U+460-52F,U+1C80-1C8A,U+20B4,U+2DE0-2DFF,U+A640-A69F,U+FE2E-FE2F}@font-face{font-family:Inter Variable;font-style:normal;font-display:swap;font-weight:100 900;src:url(/_next/static/media/inter-cyrillic-wght-normal.DqGufNeO.woff2)format("woff2-variations");unicode-range:U+301,U+400-45F,U+490-491,U+4B0-4B1,U+2116}@font-face{font-family:Inter Variable;font-style:normal;font-display:swap;font-weight:100 900;src:url(/_next/static/media/inter-greek-ext-wght-normal.DlzME5K_.woff2)format("woff2-variations");unicode-range:U+1F??}@font-face{font-family:Inter Variable;font-style:normal;font-display:swap;font-weight:100 900;src:url(/_next/static/media/inter-greek-wght-normal.CkhJZR-_.woff2)format("woff2-variations");unicode-range:U+370-377,U+37A-37F,U+384-38A,U+38C,U+38E-3A1,U+3A3-3FF}@font-face{font-family:Inter Variable;font-style:normal;font-display:swap;font-weight:100 900;src:url(/_next/static/media/inter-vietnamese-wght-normal.CBcvBZtf.woff2)format("woff2-variations");unicode-range:U+102-103,U+110-111,U+128-129,U+168-169,U+1A0-1A1,U+1AF-1B0,U+300-301,U+303-304,U+308-309,U+323,U+329,U+1EA0-1EF9,U+20AB}@font-face{font-family:Inter Variable;font-style:normal;font-display:swap;font-weight:100 900;src:url(/_next/static/media/inter-latin-ext-wght-normal.DO1Apj_S.woff2)format("woff2-variations");unicode-range:U+100-2BA,U+2BD-2C5,U+2C7-2CC,U+2CE-2D7,U+2DD-2FF,U+304,U+308,U+329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C0,U+2113,U+2C60-2C7F,U+A720-A7FF}@font-face{font-family:Inter Variable;font-style:normal;font-display:swap;font-weight:100 900;src:url(/_next/static/media/inter-latin-wght-normal.Dx4kXJAl.woff2)format("woff2-variations");unicode-range:U+??,U+131,U+152-153,U+2BB-2BC,U+2C6,U+2DA,U+2DC,U+304,U+308,U+329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}:root{--content-max-width:1280px;--ink:#0b0e0f;--ink-soft:#171b1c;--ink-muted:#343a3c;--paper:#f7f8f5;--mist:#ecefeb;--sand:#dfe3de;--gold:#c5a052;--gold-bright:#e0b954;--gold-deep:#806428;--line:#0b0e0f29;--line-light:#ffffff2e;--white:#fff;--concept-ink:#0a0b0b;--concept-paper:#f1f2ee;--concept-white:#fff;--concept-muted:#686c68;--concept-gold:#a48648;--concept-line:#0a0b0b2b;--font-display:"Inter Variable", Inter, Arial, sans-serif;--font-body:"Inter Variable", Inter, Arial, sans-serif;--shell:min(1420px, calc(100vw - 80px));--motion-ease:cubic-bezier(.2,.72,.18,1);--motion-fast:.26s;--motion-medium:.44s;--motion-slow:.72s}*{box-sizing:border-box}html{scroll-behavior:smooth}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}body{background:var(--paper);color:var(--ink);font-family:var(--font-body);-webkit-font-smoothing:antialiased;margin:0;font-size:16px;line-height:1.55}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,textarea{font:inherit}.shell{width:var(--shell);margin-inline:auto}.market-bar{background:var(--ink);color:#ffffff9e;letter-spacing:.14em;text-transform:uppercase;font-size:10px;font-weight:600}.market-inner{align-items:center;gap:30px;min-height:32px;display:flex}.market-inner span:before{content:"◆";color:var(--gold);vertical-align:2px;margin-right:8px;font-size:6px}.market-inner a{color:var(--white);margin-left:auto}.site-header{z-index:20;border-bottom:1px solid var(--line);-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);background:#f7f8f5f5;position:relative}.header-inner{grid-template-columns:240px 1fr auto;align-items:center;gap:28px;min-height:82px;display:grid}.brand{width:205px}.desktop-nav{justify-self:center;gap:clamp(24px,3vw,52px);display:flex}.desktop-nav a,.header-contact{font-family:var(--font-display);letter-spacing:.065em;text-transform:uppercase;font-size:14px;font-weight:700}.desktop-nav a{padding-block:30px;position:relative}.desktop-nav a:after{content:"";background:var(--gold);height:2px;transition:right .22s;position:absolute;bottom:21px;left:0;right:100%}.desktop-nav a:hover:after{right:0}.desktop-nav a:focus-visible:after{right:0}.header-contact{border:1px solid var(--ink);padding:11px 18px;transition:all .2s}.header-contact:hover{background:var(--ink);color:var(--white)}.mobile-menu{display:none}.hero{background-color:var(--ink);min-height:max(720px,100vh - 114px);color:var(--white);background-image:linear-gradient(#ffffff07 1px,#0000 1px),linear-gradient(90deg,#ffffff07 1px,#0000 1px);background-size:42px 42px;position:relative;overflow:hidden}.hero:before{content:"";z-index:2;background:#ffffff29;width:1px;position:absolute;top:0;bottom:0;left:52%}.hero-media,.hero-shade{width:48%;position:absolute;inset:0 0 0 auto}.hero-media{background:url(/images/manhattan-overview.jpg) 50%/cover no-repeat}.hero-media:after{content:"";background:linear-gradient(115deg,#0b0e0f75,#0000 48%);position:absolute;inset:0}.hero-shade{background:linear-gradient(90deg,#0b0e0fc7,#0000 24%),linear-gradient(#0000 42%,#0b0e0fbd)}.hero-layout{z-index:3;grid-template-columns:1.18fr .68fr;align-items:end;gap:9vw;min-height:max(720px,100vh - 114px);padding-block:100px 96px;display:grid;position:relative}.hero-copy{align-self:center;max-width:760px}.eyebrow{font-family:var(--font-display);letter-spacing:.16em;text-transform:uppercase;color:var(--gold-deep);align-items:center;gap:12px;margin:0 0 24px;font-size:12px;font-weight:700;display:flex}.eyebrow:before{content:"";background:currentColor;width:8px;height:8px}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:var(--font-display)}h1{letter-spacing:-.045em;text-transform:uppercase;margin-bottom:28px;font-size:clamp(62px,7.2vw,112px);font-weight:600;line-height:.82}h2{letter-spacing:-.035em;margin-bottom:22px;font-size:clamp(44px,5vw,76px);font-weight:600;line-height:.92}h3{font-weight:600}.hero-lede{border-left:1px solid var(--gold);color:#ffffffb3;max-width:640px;margin-bottom:36px;padding-left:18px;font-size:clamp(17px,1.35vw,20px);line-height:1.6}.hero-actions{flex-wrap:wrap;gap:12px;display:flex}.button{min-height:50px;font-family:var(--font-display);letter-spacing:.08em;text-transform:uppercase;border:1px solid #0000;justify-content:center;align-items:center;gap:20px;padding:13px 21px;font-size:13px;font-weight:700;transition:transform .2s,background .2s,color .2s;display:inline-flex}.button:hover{transform:translateY(-2px)}.button-gold{background:var(--gold-bright);color:var(--ink)}.button-gold:hover{background:#edc765}.button-ghost{color:var(--white);border-color:#ffffff75}.button-ghost:hover{background:var(--white);color:var(--ink)}.button-dark{background:var(--ink);color:var(--white)}.hero-proof{-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);background:#0b0e0fe0;border:1px solid #ffffff3d;align-self:end;margin-bottom:20px;padding:28px}.proof-label{color:#ffffff8c;font-family:var(--font-display);letter-spacing:.13em;text-transform:uppercase;margin-bottom:13px;font-size:11px;font-weight:600}.proof-value{font-family:var(--font-display);letter-spacing:-.04em;color:var(--gold-bright);margin-bottom:-8px;font-size:clamp(70px,7vw,106px);font-weight:600;line-height:.86}.proof-unit{color:#ffffffb3;text-transform:uppercase;letter-spacing:.08em;margin-bottom:24px;font-size:12px}.proof-rule{background:#fff3;height:1px;margin-bottom:20px}.proof-split{grid-template-columns:1fr 1fr;gap:20px;display:grid}.proof-split strong,.proof-split span{display:block}.proof-split strong{font-family:var(--font-display);font-size:36px;font-weight:600;line-height:1}.proof-split span{color:#ffffff85;font-family:var(--font-display);letter-spacing:.1em;text-transform:uppercase;margin-top:5px;font-size:10px;font-weight:600}.scroll-cue{z-index:4;color:#ffffff7a;font-family:var(--font-display);letter-spacing:.14em;text-transform:uppercase;align-items:center;gap:14px;font-size:10px;font-weight:600;display:flex;position:absolute;bottom:26px;left:40px}.scroll-cue i{background:currentColor;width:36px;height:1px;display:block}.ticker-panel{background:var(--white);border-bottom:1px solid var(--line)}.ticker-grid{grid-template-columns:1fr 2fr;align-items:center;gap:40px;min-height:94px;display:grid}.ticker-grid>p{color:var(--gold-deep);font-family:var(--font-display);letter-spacing:.13em;margin:0;font-size:18px;font-weight:700}.ticker-grid dl{grid-template-columns:repeat(3,1fr);margin:0;display:grid}.ticker-grid dl>div{border-left:1px solid var(--line);padding-left:28px}.ticker-grid dt{font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;color:#0b0e0f80;font-size:10px;font-weight:600}.ticker-grid dd{font-family:var(--font-display);margin:1px 0 0;font-size:28px;font-weight:600;line-height:1}.section-cream{background-color:var(--mist);background-image:linear-gradient(#0b0e0f09 1px,#0000 1px),linear-gradient(90deg,#0b0e0f09 1px,#0000 1px);background-size:44px 44px}.section-dark{background-color:var(--ink);color:var(--white);background-image:linear-gradient(#ffffff06 1px,#0000 1px),linear-gradient(90deg,#ffffff06 1px,#0000 1px);background-size:44px 44px}.section-gold{background:var(--gold-bright)}.two-col-heading{grid-template-columns:1.25fr .65fr;align-items:end;gap:9vw;display:grid}.two-col-heading h2{max-width:880px;margin-bottom:0}.section-intro{color:#0b0e0fa8;margin-bottom:4px;font-size:18px;line-height:1.7}.case-grid{border-top:1px solid var(--line);border-left:1px solid var(--line);background:#f7f8f599;grid-template-columns:repeat(4,1fr);display:grid}.case-card{border-right:1px solid var(--line);border-bottom:1px solid var(--line);flex-direction:column;min-height:318px;padding:30px 26px;display:flex;position:relative}.case-card>span{font-family:var(--font-display);letter-spacing:.12em;color:#0b0e0f7a;font-size:13px;font-weight:700}.case-card h3{margin:auto 0 16px;font-size:34px;line-height:.95}.case-card p{color:#0b0e0fa6;margin:0;font-size:14px;line-height:1.65}.case-card-featured{background:var(--ink);color:var(--white)}.case-card-featured:after{content:"";border-top:8px solid var(--gold-bright);border-right:8px solid var(--gold-bright);width:34px;height:34px;position:absolute;top:0;right:0}.case-card-featured>span{color:var(--gold-bright)}.case-card-featured p{color:#fff9}.story-grid{grid-template-columns:1.05fr .95fr;align-items:center;gap:9vw;display:grid}.image-frame{border:1px solid #fff3;padding:12px;position:relative}.image-frame:before{content:"";z-index:1;background:var(--gold-bright);pointer-events:none;width:54px;height:3px;position:absolute;top:-1px;left:-1px}.story-image img{aspect-ratio:1.25;object-fit:cover;width:100%}.image-caption{color:#ffffff70;font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;margin:13px 0 0;font-size:10px;font-weight:600}.story-copy p:not(.eyebrow){color:#ffffff9e;max-width:590px;margin-bottom:34px;font-size:17px;line-height:1.75}.text-link{font-family:var(--font-display);letter-spacing:.08em;text-transform:uppercase;border-bottom:1px solid;align-items:center;gap:18px;padding-bottom:6px;font-size:13px;font-weight:700;display:inline-flex}.light-link{color:var(--white)}.drill-layout{grid-template-columns:.9fr 1.1fr;align-items:start;gap:10vw;display:grid}.drill-layout h2{max-width:680px;margin-bottom:0}.result-feature{border-left:1px solid #0b0e0f52;padding:10px 0 10px 50px;position:relative}.result-feature:before{content:"RESULT // AU";color:#0b0e0f73;font-family:var(--font-display);letter-spacing:.14em;font-size:10px;font-weight:700;position:absolute;top:-24px;left:50px}.result-number{color:var(--gold-deep);font-family:var(--font-display);letter-spacing:-.06em;margin:0 0 -17px;font-size:clamp(104px,13vw,190px);font-weight:600;line-height:.76}.result-unit{font-family:var(--font-display);font-size:38px;font-weight:600}.result-detail{margin-bottom:4px;font-size:20px}.result-hole{color:#0b0e0f94;margin-bottom:30px}.news-heading{justify-content:space-between;align-items:end;display:flex}.news-heading h2{margin-bottom:0}.news-list{border-top:1px solid var(--line)}.news-row{border-bottom:1px solid var(--line);transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:0 0;grid-template-columns:220px 1fr 40px;align-items:center;gap:34px;padding:30px 18px;display:grid}.news-row:hover{background:#c5a0521a;transform:translate(8px)}.news-row>div span,.news-row>div time{display:block}.news-row>div span{color:var(--gold-deep);font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;margin-bottom:5px;font-size:11px;font-weight:700}.news-row>div time{color:#0b0e0f8f;font-size:12px}.news-row h3{margin:0;font-size:clamp(25px,2.5vw,38px);line-height:1}.news-row i{justify-self:end;font-size:20px;font-style:normal}.closing-grid{grid-template-columns:.32fr 1fr .34fr;align-items:end;gap:5vw;display:grid}.closing-grid .eyebrow{color:var(--ink);align-self:start}.closing-grid h2{margin:0}.closing-grid>div{justify-self:end}.resource-note{background:var(--ink-soft);color:#ffffff73;padding-block:28px}.resource-note p{max-width:1180px;margin:0;font-size:10px;line-height:1.7}.resource-note strong{color:#ffffffbf}.page-intro{background-color:var(--ink);min-height:590px;color:var(--white);background-image:linear-gradient(#ffffff06 1px,#0000 1px),linear-gradient(90deg,#ffffff06 1px,#0000 1px);background-size:42px 42px;align-items:end;display:flex;position:relative;overflow:hidden}.page-intro:after{content:"";z-index:1;background:#ffffff29;width:1px;position:absolute;top:0;bottom:0;left:52%}.page-intro-media,.page-intro-shade{width:48%;position:absolute;inset:0 0 0 auto}.page-intro-media{background-position:50%;background-size:cover}.page-intro-shade{background:linear-gradient(90deg,#0b0e0fc7,#0000 28%),linear-gradient(#0000 38%,#0b0e0fb3)}.page-intro-content{z-index:2;padding-block:88px;position:relative}.page-intro h1{max-width:7.8ch;margin-bottom:28px;font-size:clamp(66px,7vw,108px)}.page-intro-content>p:last-child{border-left:1px solid var(--gold);color:#ffffffad;max-width:610px;margin:0;padding-left:18px;font-size:18px;line-height:1.65}.site-footer{color:#fff9;background:#090b0c;padding-top:84px}.footer-main{grid-template-columns:1.5fr .65fr .75fr 1fr;gap:6vw;padding-bottom:68px;display:grid}.footer-brand img{filter:brightness(0)invert();opacity:.82;width:230px}.footer-brand p{max-width:340px;margin-top:24px}.footer-label{color:var(--gold-bright);font-family:var(--font-display);letter-spacing:.13em;text-transform:uppercase;font-size:11px;font-weight:700}.footer-nav a{color:#ffffffad;margin-bottom:13px;display:block}.footer-address address{margin-bottom:18px;font-style:normal;line-height:1.7}.footer-address a{color:var(--white)}.footer-bottom{border-top:1px solid #ffffff1f;justify-content:space-between;align-items:center;min-height:76px;font-size:11px;display:flex}.footer-bottom p{margin:0}.footer-bottom div{gap:28px;display:flex}.project-stat-grid{border-top:1px solid var(--line);border-left:1px solid var(--line);background:#ffffff85;grid-template-columns:1.4fr repeat(2,1fr);display:grid}.project-stat-grid>*{border-right:1px solid var(--line);border-bottom:1px solid var(--line);min-height:224px;padding:28px}.project-stat-lead{background:var(--ink);color:var(--white);flex-direction:column;grid-row:span 2;justify-content:flex-end;display:flex}.project-stat-lead h2{margin-bottom:0;font-size:clamp(46px,5vw,72px)}.project-stat strong,.project-stat span{display:block}.project-stat strong{font-family:var(--font-display);letter-spacing:-.04em;font-size:clamp(54px,5vw,78px);font-weight:600;line-height:.85}.project-stat span{color:var(--gold-deep);font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;margin:9px 0 24px;font-size:11px;font-weight:700}.project-stat p{color:#0b0e0f94;margin:auto 0 0}.district-grid{grid-template-columns:.9fr 1.1fr;align-items:center;gap:9vw;display:grid}.district-copy>p:not(.eyebrow){color:#0b0e0fa8;font-size:17px;line-height:1.75}.map-card{background:var(--white);border:1px solid var(--line);margin:0;padding:24px}.map-card img{object-fit:contain;width:100%;max-height:720px}.map-card figcaption{color:#0b0e0f8a;padding-top:16px;font-size:10px;line-height:1.6}.light-copy{color:#ffffff94}.target-grid{border-top:1px solid var(--line-light);border-left:1px solid var(--line-light);grid-template-columns:repeat(4,1fr);display:grid}.target-grid article{border-right:1px solid var(--line-light);border-bottom:1px solid var(--line-light);flex-direction:column;min-height:290px;padding:27px;display:flex}.target-grid span{color:var(--gold-bright);font-family:var(--font-display);font-size:12px;font-weight:700}.target-grid h3{margin:auto 0 16px;font-size:36px;line-height:.95}.target-grid p{color:#ffffff8f;margin:0;font-size:14px}.results-table{border-top:1px solid #0b0e0f47}.results-head,.results-row{border-bottom:1px solid #0b0e0f33;grid-template-columns:1fr 1fr 1fr 1fr 1.2fr;gap:20px;padding:17px 12px;display:grid}.results-head{font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;color:#0b0e0f85;font-size:10px;font-weight:700}.results-row{font-family:var(--font-display);align-items:center;font-size:24px;font-weight:600}.results-row span:first-child{color:var(--gold-deep)}.field-grid{grid-template-columns:1.2fr .8fr;align-items:center;gap:8vw;display:grid}.field-image{border-color:var(--line)}.field-image img{aspect-ratio:1.28;object-fit:cover;width:100%}.field-copy>p:not(.eyebrow){color:#0b0e0fa3;margin-bottom:34px;font-size:17px;line-height:1.75}.document-links{border-top:1px solid #0b0e0f47}.document-links a{font-family:var(--font-display);border-bottom:1px solid #0b0e0f47;justify-content:space-between;align-items:center;gap:30px;padding-block:24px;font-size:clamp(28px,3vw,42px);font-weight:600;line-height:1;display:flex}.document-links i{font-family:var(--font-body);letter-spacing:.12em;font-size:10px;font-style:normal}.investor-lead-grid{grid-template-columns:.8fr 1.2fr;gap:9vw;display:grid}.investor-points{border-top:1px solid var(--line)}.investor-points article{border-bottom:1px solid var(--line);grid-template-columns:55px 1fr 1fr;gap:20px;padding-block:25px;display:grid}.investor-points span{color:var(--gold-deep);font-family:var(--font-display);font-size:12px;font-weight:700}.investor-points h3{margin:0;font-size:30px;line-height:1}.investor-points p{color:#0b0e0f99;margin:0}.download-grid{border-top:1px solid var(--line-light);border-left:1px solid var(--line-light);grid-template-columns:1fr 1fr;display:grid}.download-grid a{border-right:1px solid var(--line-light);border-bottom:1px solid var(--line-light);flex-direction:column;min-height:440px;padding:38px;transition:background .2s;display:flex}.download-grid a:hover{background:#e0b9541a}.download-type{color:var(--gold-bright);font-family:var(--font-display);letter-spacing:.14em;text-transform:uppercase;font-size:11px;font-weight:700}.download-grid h2{margin:auto 0 18px}.download-grid p{color:#ffffff8f;max-width:540px}.download-grid i{font-family:var(--font-display);letter-spacing:.1em;text-transform:uppercase;margin-top:26px;font-size:12px;font-style:normal;font-weight:700}.capital-grid{grid-template-columns:.7fr 1.3fr;gap:10vw;display:grid}.as-of{color:#0b0e0f80}.capital-table{border-top:1px solid var(--line);margin:0}.capital-table>div{border-bottom:1px solid var(--line);justify-content:space-between;gap:20px;padding:19px 10px;display:flex}.capital-table dt{color:#0b0e0f9e}.capital-table dd{font-family:var(--font-display);margin:0;font-size:25px;font-weight:600}.capital-table .capital-total{background:var(--ink);color:var(--white);padding-inline:22px}.capital-total dt{color:#ffffffa8}.hub-grid{border-top:1px solid #0b0e0f42;border-left:1px solid #0b0e0f42;grid-template-columns:repeat(2,1fr);display:grid}.hub-grid a{min-height:126px;font-family:var(--font-display);border-bottom:1px solid #0b0e0f42;border-right:1px solid #0b0e0f42;justify-content:space-between;align-items:center;gap:25px;padding:26px;font-size:31px;font-weight:600;line-height:1;display:flex}.hub-grid i{font-family:var(--font-body);font-size:14px;font-style:normal}.corporate-story .section-intro p{margin-bottom:22px}.leadership-grid{border-top:1px solid var(--line);border-left:1px solid var(--line);background:#ffffff85;grid-template-columns:repeat(2,1fr);display:grid}.leadership-grid article{border-right:1px solid var(--line);border-bottom:1px solid var(--line);grid-template-columns:45px 1fr;gap:18px;min-height:300px;padding:30px;display:grid}.leadership-grid article>span{color:var(--gold-deep);font-family:var(--font-display);font-size:12px;font-weight:700}.leadership-grid article>div{flex-direction:column;display:flex}.leadership-grid h3{margin:0;font-size:37px;line-height:1}.leadership-grid .role{color:var(--gold-deep);font-family:var(--font-display);letter-spacing:.09em;text-transform:uppercase;margin-bottom:auto;font-size:11px;font-weight:700}.leadership-grid article p:last-child{color:#0b0e0f99;margin:30px 0 0}.source-note{color:#0b0e0f75;margin-top:18px;font-size:10px}.board-grid{grid-template-columns:.9fr 1.1fr;gap:9vw;display:grid}.board-list{border-top:1px solid var(--line-light)}.board-list>div{border-bottom:1px solid var(--line-light);justify-content:space-between;align-items:baseline;gap:30px;padding-block:21px;display:flex}.board-list h3,.board-list p{margin:0}.board-list h3{font-size:31px}.board-list p{color:#ffffff7a}.directory-grid{border-top:1px solid #0b0e0f42;border-left:1px solid #0b0e0f42;grid-template-columns:repeat(3,1fr);display:grid}.directory-grid article{border-bottom:1px solid #0b0e0f42;border-right:1px solid #0b0e0f42;min-height:220px;padding:27px}.directory-grid h3{font-size:31px}.directory-grid p{color:#0b0e0f9e;line-height:1.7}.archive-heading{justify-content:space-between;align-items:end;gap:30px;margin-bottom:58px;display:flex}.archive-heading h2{margin:0}.archive-years{flex-wrap:wrap;align-items:center;gap:12px;margin-top:68px;display:flex}.archive-years span{font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;margin-right:14px;font-size:11px;font-weight:700}.archive-years a{border:1px solid var(--line);padding:8px 13px}.contact-grid{grid-template-columns:.8fr 1.2fr;gap:10vw;display:grid}.contact-lede{color:#0b0e0f9e;max-width:540px;margin-bottom:32px;font-size:18px}.contact-details{border-top:1px solid var(--line);border-left:1px solid var(--line);grid-template-columns:1fr 1fr;display:grid}.contact-details article{border-right:1px solid var(--line);border-bottom:1px solid var(--line);min-height:200px;padding:27px}.contact-details span{color:var(--gold-deep);font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;margin-bottom:28px;font-size:11px;font-weight:700;display:block}.contact-details a{font-family:var(--font-display);font-size:27px;font-weight:600}.contact-details p{color:#0b0e0f9e}.legal-shell>h1{max-width:920px;color:var(--ink)}.legal-copy{max-width:920px;margin-left:auto}.legal-copy section{border-top:1px solid var(--line);padding-block:36px}.legal-copy h2{font-size:38px}.legal-copy p{color:#0b0e0fa6;line-height:1.8}.legal-copy a{text-decoration:underline}@media (prefers-reduced-motion:no-preference){.reveal{animation:.65s ease-out both rise}@keyframes rise{0%{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}}@media (max-width:1100px){:root{--shell:min(100% - 46px, 980px)}.header-inner{grid-template-columns:205px 1fr auto}.brand{width:185px}.desktop-nav{gap:20px}.header-contact{display:none}.hero-layout{grid-template-columns:1fr .54fr;gap:5vw}.case-grid{grid-template-columns:repeat(2,1fr)}.closing-grid{grid-template-columns:1fr 2fr}.closing-grid>div{grid-column:2;justify-self:start}.footer-main{grid-template-columns:1.4fr 1fr 1fr}.footer-address{grid-column:2/4}.project-stat-grid{grid-template-columns:repeat(2,1fr)}.project-stat-lead{grid-area:auto/span 2}.target-grid{grid-template-columns:repeat(2,1fr)}}@media (max-width:800px){:root{--shell:calc(100vw - 36px)}.market-inner span:nth-child(2),.market-inner span:nth-child(3){display:none}.site-header{position:sticky;top:0}.header-inner{grid-template-columns:1fr auto;min-height:70px}.brand{width:172px}.desktop-nav{display:none}.mobile-menu{display:block;position:relative}.mobile-menu summary{border:1px solid var(--line);cursor:pointer;place-content:center;gap:7px;width:42px;height:42px;list-style:none;display:grid}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu summary span{background:var(--ink);width:18px;height:1px;display:block}.mobile-menu nav{background:var(--paper);border:1px solid var(--line);width:min(320px,100vw - 36px);padding:20px;position:absolute;top:51px;right:0;box-shadow:0 18px 50px #0003}.mobile-menu nav a{border-bottom:1px solid var(--line);font-family:var(--font-display);padding-block:11px;font-size:26px;font-weight:600;display:block}.hero,.hero-layout{min-height:calc(100svh - 102px)}.hero:before{display:none}.hero-media,.hero-shade{width:100%;inset:0}.hero-media{opacity:.72}.hero-shade{background:linear-gradient(90deg,#0b0e0ff0,#0b0e0f61),linear-gradient(#0000 40%,#0b0e0fe0)}.hero-layout{grid-template-columns:1fr;align-content:end;padding-block:76px 86px}.hero-copy{align-self:end}.hero-copy h1{font-size:clamp(58px,17vw,88px)}.hero-lede{font-size:16px}.hero-proof{display:none}.scroll-cue{bottom:22px;left:18px}.ticker-grid{grid-template-columns:1fr;gap:10px;padding-block:18px}.ticker-grid>p{display:none}.ticker-grid dl>div{padding-left:14px}.section{padding-block:82px}.two-col-heading,.story-grid,.drill-layout,.closing-grid{grid-template-columns:1fr;gap:38px}.section-intro{font-size:16px}.case-grid{grid-template-columns:1fr}.case-card{min-height:240px}.story-grid{flex-direction:column-reverse;display:flex}.image-frame{padding:8px}.result-feature{padding-left:24px}.result-feature:before{left:24px}.news-heading{flex-direction:column;align-items:start;gap:30px}.news-row{grid-template-columns:1fr 28px;gap:14px}.news-row>div{grid-column:1/3;align-items:baseline;gap:14px;display:flex}.news-row>div span{margin:0}.news-row h3{grid-column:1}.news-row i{grid-column:2}.closing-grid>div{grid-column:auto}.page-intro{min-height:540px}.page-intro:after{display:none}.page-intro-media,.page-intro-shade{width:100%;inset:0}.page-intro-media{opacity:.68}.page-intro-shade{background:linear-gradient(90deg,#0b0e0ff0,#0b0e0f66),linear-gradient(#0000 38%,#0b0e0fdb)}.page-intro-content{padding-block:70px}.page-intro h1{max-width:10ch;font-size:clamp(58px,15vw,84px)}.page-intro-content>p:last-child{font-size:16px}.footer-main{grid-template-columns:1fr 1fr}.footer-brand,.footer-address{grid-column:1/3}.footer-bottom{flex-direction:column;align-items:flex-start;gap:16px;padding-block:24px}.project-stat-grid,.district-grid,.field-grid,.investor-lead-grid,.capital-grid,.board-grid,.contact-grid{grid-template-columns:1fr}.project-stat-lead{grid-column:auto}.target-grid,.download-grid,.hub-grid,.leadership-grid,.directory-grid,.contact-details{grid-template-columns:1fr}.target-grid article{min-height:230px}.results-head{display:none}.results-row{grid-template-columns:1fr 1fr;gap:14px;padding-block:23px}.results-row span{grid-template-columns:78px 1fr;display:grid}.results-row span:before{content:attr(data-label);font-family:var(--font-body);letter-spacing:.1em;text-transform:uppercase;color:#0b0e0f75;font-size:9px;font-weight:700}.results-row span:last-child{grid-column:1/3}.investor-points article{grid-template-columns:40px 1fr}.investor-points article p{grid-column:2}.download-grid a{min-height:350px;padding:28px}.leadership-grid article{min-height:270px}.archive-heading{flex-direction:column;align-items:start}}@media (max-width:470px){.hero-actions .button{width:100%}.market-inner{gap:14px}.market-inner a{font-size:9px}.ticker-grid dl{gap:8px}.ticker-grid dl>div{padding-left:8px}.ticker-grid dd{font-size:23px}.footer-main{grid-template-columns:1fr}.footer-brand,.footer-address{grid-column:auto}}.concept-home{--concept-ink:#0a0b0b;--concept-paper:#f1f2ee;--concept-white:#fff;--concept-muted:#686c68;--concept-gold:#a48648;--concept-line:#0a0b0b2b;background:var(--concept-paper);min-width:320px;color:var(--concept-ink);font-family:Inter Variable,Inter,Arial,sans-serif;overflow:hidden}.concept-home h1,.concept-home h2,.concept-home h3{text-transform:none;font-family:Inter Variable,Inter,Arial,sans-serif}:is(.concept-home a:focus-visible,.concept-home button:focus-visible,.concept-home summary:focus-visible){outline:2px solid var(--concept-gold);outline-offset:4px}.concept-shell{width:min(var(--content-max-width), calc(100vw - 96px));margin-inline:auto}.concept-header{z-index:30;border-bottom:1px solid var(--concept-line);background:#f1f2eef0;width:100%;position:absolute;top:0;left:0}.concept-header-inner{grid-template-columns:230px 1fr 230px;align-items:center;gap:28px;min-height:78px;display:grid}.concept-brand{width:190px}.concept-nav{justify-self:center;align-items:center;gap:clamp(26px,3.6vw,56px);display:flex}.concept-nav a,.concept-header-link{letter-spacing:.03em;font-size:11px;font-weight:620}.concept-nav a{color:#373a37;transition:color var(--motion-medium) ease;padding-block:28px;position:relative}.concept-nav a:after{content:"";background:var(--concept-gold);height:1px;transition:right var(--motion-medium) var(--motion-ease), left var(--motion-medium) var(--motion-ease);position:absolute;bottom:17px;left:50%;right:50%}:is(.concept-nav a:hover,.concept-nav a:focus-visible,.concept-nav a[aria-current=page]){color:var(--concept-ink)}.concept-nav a[aria-current=page]{font-weight:690}.concept-nav a:hover:after,.concept-nav a[aria-current=page]:after{left:0;right:0}.concept-nav a:focus-visible:after{left:0;right:0}.concept-header-link{justify-self:end;align-items:center;gap:18px;display:flex}.concept-header-link span{color:var(--concept-gold)}.concept-menu{display:none}.concept-thesis h2>small{letter-spacing:.03em;margin-top:16px;font-size:.28em;font-weight:600;line-height:1.3;display:block}.concept-thesis h2.concept-thesis-title-audit{letter-spacing:-.025em;max-width:11ch;font-size:clamp(38px,3.4vw,54px);line-height:1.08}.concept-button{justify-content:center;align-items:center;gap:20px;min-height:48px;padding:12px 20px;font-size:11px;font-weight:620;transition:background .2s,color .2s,transform .2s;display:inline-flex}.concept-button:hover{transform:translateY(-2px)}.concept-button-dark{background:var(--concept-ink);color:var(--concept-white)}.concept-button-dark span{color:#d2b36d}.concept-button-line{border:1px solid var(--concept-line)}.concept-button-line:hover{background:var(--concept-white)}.concept-market{background:var(--concept-ink);color:#ffffffb3}.concept-market-inner{grid-template-columns:1.05fr 1.65fr .8fr;align-items:center;gap:40px;min-height:66px;display:grid}.concept-market-inner>span{letter-spacing:.12em;text-transform:uppercase;font-size:10px;font-weight:620}.concept-market-name{align-items:center;gap:13px;display:flex}.concept-market-name small{color:#ffffff61;letter-spacing:.1em;white-space:nowrap;align-items:center;gap:6px;font-size:7px;font-weight:600;display:inline-flex}.concept-market-name i{background:#d2b36d;border-radius:50%;width:5px;height:5px;box-shadow:0 0 0 3px #d2b36d1a}.concept-market dl{grid-template-columns:repeat(3,1fr);margin:0;display:grid}.concept-market dl>div{border-left:1px solid #ffffff2b;flex-direction:column;align-items:flex-start;gap:3px;min-width:0;padding-left:18px;display:flex}.concept-market dt{color:#ffffff6b;letter-spacing:.1em;font-size:9px}.concept-market dd{color:var(--concept-white);margin:0;font-size:14px;font-weight:620}.concept-market-inner>a{letter-spacing:.08em;text-transform:uppercase;justify-self:end;gap:20px;font-size:10px;font-weight:620;display:flex}.concept-market-inner>a span{color:#d2b36d}.concept-market dd a{white-space:nowrap;align-items:baseline;gap:7px;display:inline-flex}.concept-market dd b{font-weight:650}.concept-market-price{color:#ffffffc7;font-variant-numeric:tabular-nums;font-size:10px}:is(.concept-market dd a:hover .concept-market-price,.concept-market dd a:focus-visible .concept-market-price){color:#d2b36d}.concept-thesis{background:var(--concept-white);padding-block:clamp(104px,8vw,124px)}.concept-section-label{color:var(--concept-muted);letter-spacing:.12em;text-transform:uppercase;grid-template-columns:46px 1fr;align-items:center;gap:20px;margin-bottom:56px;font-size:10px;font-weight:650;display:grid}.concept-section-label span{border:1px solid var(--concept-line);width:38px;height:24px;color:var(--concept-ink);place-items:center;display:grid}.concept-section-label p{margin:0}.concept-thesis-grid{border-top:1px solid var(--concept-line);grid-template-columns:.85fr 1.15fr;align-items:start;gap:8vw;padding-top:34px;display:grid}.concept-thesis h2{letter-spacing:-.04em;max-width:610px;margin:0;font-size:clamp(52px,4.8vw,76px);font-weight:500;line-height:1.06}.concept-resource-number{padding-top:0}.concept-resource-number strong{letter-spacing:-.075em;margin-bottom:24px;font-size:clamp(82px,9.2vw,148px);font-weight:460;line-height:.88;display:block}.concept-resource-number strong small{letter-spacing:.06em;text-transform:uppercase;vertical-align:.18em;margin-left:.18em;font-size:.18em;font-weight:680;display:inline-block}.concept-resource-number p{max-width:630px;color:var(--concept-muted);margin:0;font-size:17px;line-height:1.7}.concept-system{min-height:780px;color:var(--concept-white);background:#111313;grid-template-columns:56% 44%;display:grid}.concept-system-image{background:#363932;min-height:780px;position:relative;overflow:hidden}.concept-system-image img{z-index:0;object-fit:cover;width:100%;height:100%;position:absolute;inset:0;transform:scale(1.001)}.concept-system-image:after{content:"";z-index:0;background:linear-gradient(#0000 55%,#0a0b0bb3);position:absolute;inset:0}.concept-system-image>div{z-index:1;color:#ffffffc7;letter-spacing:.12em;text-transform:uppercase;justify-content:space-between;font-size:9px;font-weight:650;display:flex;position:absolute;bottom:38px;left:42px;right:42px}.concept-system-copy{padding:76px max(48px,calc((100vw - var(--content-max-width))/2)) 68px clamp(48px,5vw,88px);flex-direction:column;display:flex}.concept-section-label-light{color:#ffffff7a}.concept-section-label-light span{color:var(--concept-white);border-color:#ffffff3d}.concept-system h2{letter-spacing:-.038em;max-width:610px;margin-bottom:28px;font-size:clamp(48px,4.4vw,70px);font-weight:500;line-height:1.08}.concept-system-copy>p{color:#ffffff94;max-width:580px;font-size:16px;line-height:1.75}.concept-system-stat{border-top:1px solid #fff3;border-bottom:1px solid #fff3;margin-top:auto;padding-block:28px}.concept-system-stat strong,.concept-system-stat span{display:block}.concept-system-stat strong{color:#d2b36d;letter-spacing:-.055em;margin-bottom:10px;font-size:clamp(58px,5.3vw,84px);font-weight:470;line-height:1}.concept-system-stat span{color:#ffffff7a;letter-spacing:.1em;text-transform:uppercase;font-size:10px;font-weight:620}.concept-system-copy>a{letter-spacing:.08em;text-transform:uppercase;border-bottom:1px solid #ffffff8c;justify-content:space-between;margin-top:34px;padding-bottom:9px;font-size:11px;font-weight:620;display:flex}.concept-signals{background:var(--concept-paper);padding-block:112px}.concept-signal-list{border-top:1px solid var(--concept-line)}.concept-signal-list article{border-bottom:1px solid var(--concept-line);grid-template-columns:70px .9fr 1.1fr;align-items:center;gap:34px;min-height:142px;padding-block:24px;display:grid}.concept-signal-list article>span{color:var(--concept-gold);letter-spacing:.1em;font-size:10px;font-weight:650}.concept-signal-list h3{letter-spacing:-.03em;margin:0;font-size:clamp(34px,3.5vw,52px);font-weight:500;line-height:1.15}.concept-signal-list p{max-width:550px;color:var(--concept-muted);margin:0}.concept-result{background:#e3e5df;padding-block:108px}.concept-result-grid{grid-template-columns:.8fr 1.2fr;align-items:start;gap:10vw;display:grid}.concept-overline{color:var(--concept-gold);letter-spacing:.12em;text-transform:uppercase;font-size:10px;font-weight:650}.concept-result h2{letter-spacing:-.04em;max-width:620px;margin:0;font-size:clamp(54px,5.5vw,84px);font-weight:500;line-height:1.06}.concept-result-data{border-left:1px solid var(--concept-line);padding-left:44px}.concept-result-data strong{color:#92763c;letter-spacing:-.07em;margin-bottom:0;font-size:clamp(108px,12.5vw,184px);font-weight:450;line-height:.86;display:block}.concept-result-data>span{letter-spacing:-.04em;font-size:26px;font-weight:520;display:block}.concept-result-data p{color:var(--concept-muted);margin-block:28px}.concept-result-data a{border-bottom:1px solid var(--concept-gold);letter-spacing:.08em;text-transform:uppercase;gap:22px;padding-bottom:7px;font-size:11px;font-weight:630;display:inline-flex}.concept-result-data a span{color:var(--concept-gold)}.concept-news{background:var(--concept-white);padding-block:110px}.concept-news-head{justify-content:space-between;align-items:start;display:flex}.concept-news-head>a{letter-spacing:.08em;text-transform:uppercase;gap:20px;font-size:11px;font-weight:620;display:flex}.concept-news-list{border-top:1px solid var(--concept-line)}.concept-news-list>a{border-bottom:1px solid var(--concept-line);min-height:134px;transition:background-color var(--motion-medium) ease;grid-template-columns:210px 1fr 30px;align-items:center;gap:40px;padding-inline:18px;display:grid}.concept-news-list>a:hover{background:#a486480e}.concept-news-list time{color:var(--concept-muted);font-size:11px}.concept-news-list h3{letter-spacing:-.022em;max-width:980px;margin:0;font-size:clamp(25px,2.45vw,38px);font-weight:500;line-height:1.24}.concept-news-list>a>span{color:var(--concept-gold);justify-self:end}.concept-close{color:var(--concept-white);background:#111313;padding-block:94px}.concept-close-grid{grid-template-columns:.35fr 1fr .35fr;align-items:end;gap:5vw;display:grid}.concept-close-grid>p{color:#ffffff70;letter-spacing:.12em;text-transform:uppercase;align-self:start;font-size:10px;font-weight:620}.concept-close h2{letter-spacing:-.04em;margin:0;font-size:clamp(50px,5.7vw,84px);font-weight:480;line-height:1.06}.concept-close-grid>div{gap:13px;display:grid}.concept-close-grid a{letter-spacing:.08em;text-transform:uppercase;border-bottom:1px solid #ffffff4d;padding-bottom:8px;font-size:11px;font-weight:620}.concept-close-grid a:first-child{color:#d2b36d;justify-content:space-between;display:flex}.concept-disclosure{color:#ffffff6b;background:#171919;padding-block:28px}.concept-disclosure p{max-width:1220px;margin:0;font-size:9px;line-height:1.7}.concept-disclosure strong{color:#ffffffb3}.concept-disclosure a{color:#d2b36d;text-underline-offset:2px;text-decoration:underline}.concept-footer{background:var(--concept-paper);padding-top:78px}.concept-footer-main{grid-template-columns:1.4fr .7fr .9fr;gap:8vw;padding-bottom:62px;display:grid}.concept-footer-main img{width:220px}.concept-footer-main p{color:var(--concept-muted);margin:20px 0 0;font-size:13px}.concept-footer-main nav,.concept-footer-main>div:last-child{align-content:start;gap:12px;font-size:13px;display:grid}.concept-footer-main>div:last-child{justify-items:start}.concept-socials{border-top:1px solid var(--concept-line);grid-template-columns:repeat(2,max-content);gap:9px 22px;margin-top:10px;padding-top:18px;display:grid}.concept-socials>span{color:#715e31;letter-spacing:.12em;text-transform:uppercase;grid-column:1/3;margin-bottom:2px;font-size:9px;font-weight:700}.concept-socials a{color:var(--concept-muted);gap:8px;font-size:11px;display:inline-flex}.concept-socials a i{color:var(--concept-gold);font-style:normal}.concept-socials a:hover{color:var(--concept-ink)}.concept-footer-bottom{border-top:1px solid var(--concept-line);min-height:70px;color:var(--concept-muted);letter-spacing:.08em;text-transform:uppercase;justify-content:space-between;align-items:center;font-size:9px;font-weight:620;display:flex}@media (hover:hover) and (pointer:fine) and (min-width:801px) and (prefers-reduced-motion:no-preference){.concept-system-image[data-depth-ready] img{transition:transform .65s cubic-bezier(.2,.72,.18,1)}.concept-system-image[data-depth-active] img{transition-duration:.4s}}@media (max-width:1100px){.concept-shell{width:min(100% - 48px,960px)}.concept-header-inner{grid-template-columns:210px 1fr 210px}.concept-header-link{display:none}.concept-system{grid-template-columns:50% 50%}.concept-system-copy{padding-inline:58px 36px}}@media (max-width:800px){.concept-shell{width:calc(100vw - 36px)}.concept-header{position:absolute}.concept-header-inner{grid-template-columns:1fr auto;min-height:72px}.concept-brand{width:174px}.concept-nav{display:none}.concept-menu{display:block;position:relative}.concept-menu summary{border:1px solid var(--concept-line);cursor:pointer;place-content:center;gap:7px;width:42px;height:42px;list-style:none;display:grid}.concept-menu summary::-webkit-details-marker{display:none}.concept-menu summary span{background:var(--concept-ink);width:18px;height:1px;display:block}.concept-menu nav{background:var(--concept-paper);border:1px solid var(--concept-line);width:min(310px,100vw - 36px);padding:20px;display:grid;position:absolute;top:50px;right:0;box-shadow:0 18px 50px #0000002e}.concept-menu nav a{border-bottom:1px solid var(--concept-line);transition:color var(--motion-medium) ease, background-color var(--motion-medium) ease;padding:11px 14px;font-size:18px;position:relative}.concept-menu nav a[aria-current=page]{color:#715e31;background:#a4864817;font-weight:650}.concept-menu nav a[aria-current=page]:before{content:"";background:var(--concept-gold);width:2px;position:absolute;top:10px;bottom:10px;left:0}.concept-market-inner{grid-template-columns:1fr;gap:14px;min-height:116px;padding-block:18px}.concept-market-inner>span,.concept-market-inner>a{display:none}.concept-market dl>div{padding-left:14px}.concept-thesis,.concept-signals,.concept-result,.concept-news{padding-block:86px}.concept-section-label{margin-bottom:48px}.concept-thesis-grid,.concept-result-grid{grid-template-columns:1fr;gap:64px}.concept-resource-number strong{font-size:clamp(78px,22vw,116px)}.concept-system{grid-template-columns:1fr;min-height:0}.concept-system-image{min-height:560px}.concept-system-copy{min-height:700px;padding:72px 18px 60px}.concept-system-stat{margin-top:70px}.concept-signal-list article{grid-template-columns:42px 1fr;gap:10px 20px;min-height:0;padding-block:32px}.concept-signal-list p{grid-column:2}.concept-result-data{border-top:1px solid var(--concept-line);border-left:0;padding:28px 0 0}.concept-result-data strong{font-size:clamp(110px,34vw,170px)}.concept-news-head{flex-direction:column;align-items:start;gap:0}.concept-news-head>a{margin-bottom:32px}.concept-news-list>a{grid-template-columns:1fr 24px;gap:18px;min-height:0;padding-block:28px}.concept-news-list time{grid-column:1/3}.concept-news-list h3{grid-column:1}.concept-news-list>a>span{grid-column:2}.concept-close{padding-block:84px}.concept-close-grid{grid-template-columns:1fr;gap:48px}.concept-footer-main{grid-template-columns:1fr 1fr}.concept-footer-main>div:first-child{grid-column:1/3}.concept-footer-bottom{flex-direction:column;justify-content:center;align-items:flex-start;gap:8px;min-height:90px}}@media (max-width:480px){.concept-footer-main{grid-template-columns:1fr}.concept-footer-main>div:first-child{grid-column:auto}}body{background:#f1f2ee}h1,h2,h3{text-transform:none;font-family:Inter Variable,Inter,Arial,sans-serif;font-weight:500}h1{letter-spacing:-.05em;line-height:1.03}h2{letter-spacing:-.042em;line-height:1.07}h3{letter-spacing:-.025em;line-height:1.15}.button,.text-link,.eyebrow{font-family:Inter Variable,Inter,Arial,sans-serif}.eyebrow{color:#806b3b;letter-spacing:.13em;font-size:10px}.eyebrow:before{width:24px;height:1px}.eyebrow.light{color:#d2b36d}.interior-header{background:#f1f2eefa;position:relative;top:auto}.interior-footer{border-top:1px solid #0a0b0b29}.page-intro{color:#0a0b0b;background:#f1f2ee;align-items:stretch;min-height:640px}.page-intro:after{display:none}.page-intro-media{background-position:50%;width:48%;inset:0 0 0 auto}.page-intro-shade{display:none}.page-intro-content{flex-direction:column;justify-content:center;min-height:640px;padding:86px 52% 86px 0;display:flex}.page-intro .eyebrow.light{color:#806b3b}.page-intro h1{color:#0a0b0b;letter-spacing:-.055em;max-width:9ch;margin-bottom:36px;font-size:clamp(62px,6.4vw,104px);font-weight:500;line-height:1}.page-intro-content>p:last-child{color:#555a56;border-left:1px solid #a48648;max-width:620px;margin:0;padding-left:18px;font-size:17px;line-height:1.75}.section{padding-block:124px}.section-paper{background:#fff}.section-cream{background:#f1f2ee}.section-sand{background:#dfe2dc}.section-gold{color:#0a0b0b;background:#dfe2dc}.section-dark{background:#0a0b0b}.section-heading{margin-bottom:72px}.two-col-heading h2{max-width:860px}.section-intro{color:#666b67;font-size:17px}.section-dark .section-intro{color:#ffffff94}.project-stat-grid,.leadership-grid{background:#ffffff94}.project-stat-lead{background:#0a0b0b}.project-stat-lead .eyebrow{color:#d2b36d}.project-stat strong{font-family:Inter Variable,Inter,Arial,sans-serif;font-weight:480}.project-stat span{color:#806b3b;font-family:Inter Variable,Inter,Arial,sans-serif}.map-card{background:#fff;padding:30px}.target-grid h3,.results-row,.document-links a,.capital-table dd,.hub-grid a,.leadership-grid h3,.board-list h3,.directory-grid h3,.contact-details a{font-family:Inter Variable,Inter,Arial,sans-serif}.target-grid h3{font-size:34px}.field-image{border:1px solid #0a0b0b29;overflow:hidden}.field-image:before{display:none}.document-band{background:#f1f2ee}.document-links a{letter-spacing:-.03em;font-weight:500}.investor-points h3,.leadership-grid h3,.board-list h3,.directory-grid h3{font-weight:500}.download-grid a{min-height:420px}.download-grid h2{font-size:clamp(44px,5vw,74px)}.capital-table .capital-total{background:#0a0b0b}.hub-grid a{letter-spacing:-.025em;background:#ffffff42;font-weight:500}.leadership-grid article{min-height:320px}.leadership-grid .role{font-family:Inter Variable,Inter,Arial,sans-serif}.board-list>div{padding-block:28px}.directory-grid article{background:#fff3}.news-row h3{letter-spacing:-.025em;font-weight:500;line-height:1.2}.news-row:hover{background:#a4864814}.archive-years a{background:#fff6}.contact-details article{background:#ffffff47}.closing-grid h2{max-width:900px}.section-gold .closing-grid .eyebrow{color:#806b3b}.resource-note{color:#ffffff6b;background:#171919}.legal-page{background:#f1f2ee;padding-block:120px}.legal-shell>h1{max-width:900px;margin-bottom:72px;font-size:clamp(62px,7vw,110px);font-weight:500}.legal-copy h2{font-weight:500}@media (max-width:800px){.interior-header{position:relative}.page-intro{color:#fff;min-height:560px}.page-intro-media,.page-intro-shade{width:100%;inset:0}.page-intro-media{opacity:1}.page-intro-shade{background:linear-gradient(90deg,#0a0b0beb,#0a0b0b57),linear-gradient(#0000 38%,#0a0b0bc7);display:block}.page-intro-content{min-height:560px;padding:72px 0}.page-intro .eyebrow.light{color:#d2b36d}.page-intro h1{color:#fff;max-width:10ch;font-size:clamp(54px,14vw,78px)}.page-intro-content>p:last-child{color:#ffffffb8;font-size:16px}.section{padding-block:84px}.section-heading{margin-bottom:48px}.download-grid a{min-height:330px}}.corporate-page{background:var(--concept-paper);color:var(--concept-ink)}.corporate-masthead{background:var(--concept-paper);grid-template-columns:54% 46%;min-height:calc(100svh - 78px);display:grid}.corporate-masthead-copy{min-width:0;min-height:760px;padding:30px clamp(44px,5.2vw,94px) 34px max(48px,calc((100vw - var(--content-max-width))/2));flex-direction:column;display:flex}.corporate-masthead-top,.corporate-masthead-foot{color:var(--concept-muted);letter-spacing:.12em;text-transform:uppercase;justify-content:space-between;align-items:center;gap:24px;font-size:9px;font-weight:650;display:flex}.corporate-masthead-top span:first-child{color:var(--concept-ink)}.corporate-masthead-title{margin-block:auto;padding-block:80px}.corporate-masthead-title>p{color:#806b3b;letter-spacing:.13em;text-transform:uppercase;margin:0 0 38px;font-size:10px;font-weight:650}.corporate-masthead h1{letter-spacing:-.055em;margin:0 0 54px;font-size:clamp(68px,6.6vw,110px);font-weight:500;line-height:1.02}.corporate-masthead h1 span{color:#7b7f7a}.corporate-masthead-lede{grid-template-columns:1px 1fr;gap:20px;max-width:590px;display:grid}.corporate-masthead-lede i{background:#a48648}.corporate-masthead-lede p{color:#555a56;margin:0;font-size:17px;line-height:1.72}.corporate-masthead-foot{border-top:1px solid var(--concept-line);min-height:54px}.corporate-masthead-foot a{color:var(--concept-ink);align-items:center;gap:22px;display:flex}.corporate-masthead-foot a span{color:var(--concept-gold);font-size:14px}.corporate-masthead-media{background:#353832;min-height:760px;margin:0;position:relative;overflow:hidden}.corporate-masthead-media:after{content:"";background:linear-gradient(#0a0b0b0d,#0000 52%,#0a0b0bad);position:absolute;inset:0}.corporate-masthead-media img{object-fit:cover;object-position:55% center;width:100%;height:100%;display:block}.corporate-masthead-media figcaption{z-index:1;color:#ffffffd1;letter-spacing:.11em;text-transform:uppercase;justify-content:space-between;gap:20px;font-size:9px;font-weight:650;display:flex;position:absolute;bottom:30px;left:32px;right:32px}.corporate-section-label{color:var(--concept-muted);letter-spacing:.12em;text-transform:uppercase;align-items:center;gap:18px;font-size:10px;font-weight:650;display:flex}.corporate-section-label span{border:1px solid var(--concept-line);width:38px;height:24px;color:var(--concept-ink);place-items:center;display:grid}.corporate-section-label p{margin:0}.corporate-thesis{background:#fff;padding-block:150px 126px}.corporate-thesis .corporate-section-label{margin-bottom:82px}.corporate-thesis-grid{grid-template-columns:1.18fr .72fr;align-items:end;gap:10vw;display:grid}.corporate-thesis h2{letter-spacing:-.047em;max-width:820px;margin:0;font-size:clamp(60px,6vw,96px);font-weight:500;line-height:1.05}.corporate-thesis-grid>div{border-left:1px solid var(--concept-line);padding-left:30px}.corporate-thesis-grid p{color:var(--concept-muted);margin:0 0 24px;font-size:16px;line-height:1.76}.corporate-thesis-grid p:last-child{margin-bottom:0}.corporate-facts{border-top:1px solid var(--concept-line);grid-template-columns:repeat(3,1fr);margin-top:120px;display:grid}.corporate-facts>div{min-height:150px;padding:28px 28px 0 0}.corporate-facts>div+div{border-left:1px solid var(--concept-line);padding-left:34px}.corporate-facts strong,.corporate-facts span{display:block}.corporate-facts strong{letter-spacing:-.055em;margin-bottom:25px;font-size:clamp(52px,5vw,78px);font-weight:480;line-height:.9}.corporate-facts span{color:var(--concept-muted);letter-spacing:.1em;text-transform:uppercase;font-size:9px;font-weight:650}.corporate-leadership{background:#e6e8e2;padding-block:144px 112px}.corporate-leadership-head{grid-template-columns:.48fr 1.2fr;align-items:start;gap:8vw;margin-bottom:90px;display:grid}.corporate-leadership-head h2{letter-spacing:-.045em;max-width:900px;margin:0;font-size:clamp(52px,5.5vw,86px);font-weight:500;line-height:1.06}.corporate-people{border-top:1px solid var(--concept-line)}.corporate-people article{border-bottom:1px solid var(--concept-line);min-height:174px;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:0 0;grid-template-columns:52px 118px .72fr 1.08fr;align-items:center;gap:30px;padding:28px 22px;display:grid;transform:translate(0,0)}.corporate-people article:hover{background:#ffffff6b;transform:translate(8px)}.corporate-people article:hover .corporate-portrait img{filter:saturate(.92)contrast(1.03);transform:scale(1.045)}.corporate-people article>span{color:#806b3b;letter-spacing:.1em;align-self:start;padding-top:8px;font-size:9px;font-weight:650}.corporate-portrait{background:#d5d8d1;width:118px;height:136px;margin:0;overflow:hidden}.corporate-portrait img{object-fit:cover;object-position:center top;filter:saturate(.74)contrast(1.03);width:100%;height:100%;transition:transform var(--motion-slow) var(--motion-ease), filter var(--motion-medium) ease;transform:translateZ(0)scale(1.001)}.corporate-people h3{letter-spacing:-.035em;margin:0 0 15px;font-size:clamp(30px,3vw,46px);font-weight:500}.corporate-people article>div p{color:#614f27;letter-spacing:.1em;text-transform:uppercase;margin:0;font-size:9px;font-weight:700}.corporate-people article>p{max-width:610px;color:var(--concept-muted);margin:0;font-size:15px;line-height:1.72}.corporate-source{color:#5e635f;max-width:760px;margin:34px 0 0 auto;font-size:10px;line-height:1.65}.corporate-board{background:var(--concept-ink,#0a0b0b);color:#fff;padding-block:144px}.corporate-board-grid{grid-template-columns:.82fr 1.18fr;gap:10vw;display:grid}.corporate-section-label-light{color:#ffffff70}.corporate-section-label-light span{color:#fff;border-color:#ffffff38}.corporate-board-intro h2{letter-spacing:-.05em;max-width:650px;margin:62px 0 32px;font-size:clamp(58px,6vw,92px);font-weight:480;line-height:1.04}.corporate-board-intro .corporate-section-label p{color:#d2b36d}.corporate-board-intro>p{color:#ffffff7a;max-width:510px;font-size:16px;line-height:1.75}.corporate-board-profile{border-top:1px solid #ffffff2b;max-width:510px;min-height:176px;margin-top:40px;padding-top:22px}.corporate-board-profile-head{align-items:center;gap:16px;display:flex}.corporate-board-profile-head span{color:#d2b36d;letter-spacing:.12em;font-size:9px;font-weight:700}.corporate-board-profile-head p{color:#ffffffdb;letter-spacing:.02em;margin:0;font-size:13px;font-weight:650}.corporate-board-profile-copy{color:#ffffff8c;margin:18px 0 0;font-size:13px;line-height:1.72;animation:.28s cubic-bezier(.2,.72,.18,1) both corporate-board-profile-in}@keyframes corporate-board-profile-in{0%{opacity:0;transform:translateY(7px)}to{opacity:1;transform:translate(0,0)}}.corporate-board-composition{border-block:1px solid #ffffff2b;grid-template-columns:repeat(2,minmax(0,1fr));max-width:510px;margin-top:56px;display:grid}.corporate-board-composition>div{flex-direction:column;justify-content:center;min-height:112px;display:flex}.corporate-board-composition>div+div{border-left:1px solid #ffffff2b;padding-left:34px}.corporate-board-composition strong{color:#d2b36d;letter-spacing:-.045em;font-size:clamp(34px,3vw,48px);font-weight:480;line-height:1}.corporate-board-composition span{color:#ffffff94;letter-spacing:.16em;text-transform:uppercase;margin-top:10px;font-size:10px;font-weight:700}.corporate-board-list{border-top:1px solid #fff3}.corporate-board-list>button{isolation:isolate;border-bottom:1px solid #fff3;border-inline:0;width:100%;min-height:126px;color:inherit;font:inherit;text-align:left;cursor:pointer;padding:0;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease), box-shadow var(--motion-medium) ease;background:0 0;border-top:0;outline:0;grid-template-columns:44px 1fr auto;align-items:center;gap:28px;padding-inline:18px;display:grid;position:relative;overflow:hidden;transform:translate(0,0)}.corporate-board-list>button:before{content:"";z-index:-1;opacity:0;transform-origin:0;transition:opacity var(--motion-medium) ease, transform var(--motion-slow) var(--motion-ease);background:linear-gradient(90deg,#d2b36d24,#d2b36d0b 64%,#0000);position:absolute;inset:0;transform:scaleX(.965)}.corporate-board-list>button:after{content:"";transform-origin:50%;width:2px;transition:transform var(--motion-medium) var(--motion-ease);background:#d2b36d;position:absolute;top:24px;bottom:24px;left:0;transform:scaleY(0)}:is(.corporate-board-list>button:hover,.corporate-board-list>button:focus-visible,.corporate-board-list>button.is-active){background:#ffffff05;transform:translate(6px)}.corporate-board-list>button:hover:before,.corporate-board-list>button.is-active:before{opacity:1;transform:scaleX(1)}.corporate-board-list>button:focus-visible:before{opacity:1;transform:scaleX(1)}.corporate-board-list>button:hover:after,.corporate-board-list>button.is-active:after{transform:scaleY(1)}.corporate-board-list>button:focus-visible:after{transform:scaleY(1)}.corporate-board-list>button:focus-visible{box-shadow:inset 0 0 0 1px #d2b36db8}.corporate-board-list span{color:#d2b36d;letter-spacing:.1em;transition:color var(--motion-medium) ease;font-size:9px}.corporate-board-list h3{color:#fff;letter-spacing:-.03em;transition:color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);margin:0;font-size:clamp(27px,2.4vw,38px);font-weight:500;transform:translate(0,0)}.corporate-board-role{color:#ffffff6e;text-align:right;max-width:190px;transition:color var(--motion-medium) ease;margin:0;font-size:11px;line-height:1.5}:is(.corporate-board-list>button:hover h3,.corporate-board-list>button:focus-visible h3,.corporate-board-list>button.is-active h3){color:#f3ecd9;transform:translate(5px)}:is(.corporate-board-list>button:hover .corporate-board-role,.corporate-board-list>button:focus-visible .corporate-board-role,.corporate-board-list>button.is-active .corporate-board-role){color:#ffffffc2}.corporate-board-row-bio{display:none}.corporate-directory{background:var(--concept-paper);padding-block:132px}.corporate-directory-head{justify-content:space-between;align-items:center;gap:40px;margin-bottom:72px;display:flex}.corporate-directory-head>p{color:var(--concept-muted);margin:0;font-size:13px}.corporate-directory-grid{border-top:1px solid var(--concept-line);border-left:1px solid var(--concept-line);grid-template-columns:repeat(3,1fr);display:grid}.corporate-directory-grid article{border-right:1px solid var(--concept-line);border-bottom:1px solid var(--concept-line);min-height:230px;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease), box-shadow var(--motion-medium) ease;grid-template-columns:36px 1fr;align-content:start;gap:0 16px;padding:28px;display:grid}.corporate-directory-grid article:hover{background:#fff;transform:translateY(-4px);box-shadow:0 18px 42px #0a0b0b12}.corporate-directory-grid article>span{color:#806b3b;letter-spacing:.1em;padding-top:7px;font-size:9px;font-weight:650}.corporate-directory-grid h3{letter-spacing:-.03em;margin:0;font-size:clamp(25px,2.2vw,34px);font-weight:500}.corporate-directory-grid p{color:var(--concept-muted);grid-column:2;margin:42px 0 0;font-size:14px;line-height:1.72}@media (max-width:1100px){.corporate-masthead-copy{padding-right:40px}.corporate-masthead h1{font-size:clamp(64px,7vw,84px)}.corporate-thesis-grid{gap:7vw}.corporate-people article{grid-template-columns:38px 104px .75fr 1.1fr;gap:22px}.corporate-portrait{width:104px;height:126px}.corporate-board-grid{gap:7vw}}@media (max-width:800px){.corporate-masthead{flex-direction:column;min-height:auto;display:flex}.corporate-masthead-copy{min-height:680px;padding:26px 18px 28px}.corporate-masthead-title{padding-block:76px}.corporate-masthead-title>p{margin-bottom:30px}.corporate-masthead h1{margin-bottom:42px;font-size:clamp(56px,15vw,78px)}.corporate-masthead-lede p{font-size:16px}.corporate-masthead-media{min-height:560px}.corporate-masthead-media figcaption{bottom:22px;left:18px;right:18px}.corporate-thesis{padding-block:88px 76px}.corporate-thesis .corporate-section-label{margin-bottom:56px}.corporate-thesis-grid{grid-template-columns:1fr;gap:48px}.corporate-thesis h2{font-size:clamp(48px,13vw,70px)}.corporate-thesis-grid>div{border-top:1px solid var(--concept-line);border-left:0;padding:28px 0 0}.corporate-facts{margin-top:72px}.corporate-facts>div{min-height:126px;padding:24px 10px 0 0}.corporate-facts>div+div{padding-left:14px}.corporate-facts strong{font-size:clamp(37px,10vw,54px)}.corporate-facts span{font-size:8px;line-height:1.4}.corporate-leadership{padding-block:88px 72px}.corporate-leadership-head{grid-template-columns:1fr;gap:48px;margin-bottom:58px}.corporate-leadership-head h2{font-size:clamp(46px,12vw,68px)}.corporate-people article{grid-template-columns:28px 86px 1fr;gap:22px 14px;min-height:0;padding:30px 0;padding-inline:0}.corporate-people article:hover{background:0 0;transform:none}.corporate-people article>span{grid-row:1/3}.corporate-portrait{grid-row:1/3;width:86px;height:104px}.corporate-people article>p{grid-column:3}.corporate-source{margin-top:28px}.corporate-board{padding-block:88px}.corporate-board-grid{grid-template-columns:1fr;gap:70px}.corporate-board-intro h2{margin-top:54px;font-size:clamp(52px,13vw,72px)}.corporate-board-profile{display:none}.corporate-board-composition{margin-top:46px}.corporate-board-list>button{grid-template-columns:32px 1fr;gap:16px;min-height:120px;padding:26px 14px}:is(.corporate-board-list>button:hover,.corporate-board-list>button:focus-visible,.corporate-board-list>button.is-active){padding-inline:14px;transform:none}.corporate-board-role{text-align:left;grid-column:2;margin-top:-12px}.corporate-board-list>button.is-active .corporate-board-row-bio{color:#ffffff8f;grid-column:2;max-width:560px;margin:4px 0 0;font-size:13px;line-height:1.72;display:block}.corporate-directory{padding-block:86px}.corporate-directory-head{flex-direction:column;align-items:flex-start;margin-bottom:52px}.corporate-directory-grid{grid-template-columns:repeat(2,1fr)}.corporate-directory-grid article{min-height:220px;padding:24px 18px}}@media (max-width:520px){.corporate-masthead-top span:last-child,.corporate-masthead-foot>span,.corporate-masthead-media figcaption span:last-child{display:none}.corporate-masthead-media{min-height:460px}.corporate-people article{grid-template-columns:78px 1fr}.corporate-people article>span{display:none}.corporate-portrait{width:78px;height:96px}.corporate-people article>p{grid-column:2}.corporate-directory-grid{grid-template-columns:1fr}}.editorial-page{background:var(--concept-paper);min-width:320px;color:var(--concept-ink);overflow:hidden}.editorial-page h1,.editorial-page h2,.editorial-page h3,.editorial-legal h1,.editorial-legal h2{text-transform:none;font-family:Inter Variable,Inter,Arial,sans-serif}.editorial-hero{background:var(--concept-paper);grid-template-columns:54% 46%;min-height:calc(100svh - 78px);display:grid}.editorial-hero-copy{min-width:0;min-height:760px;padding:30px clamp(44px,5.2vw,94px) 34px max(48px,calc((100vw - var(--content-max-width))/2));flex-direction:column;display:flex}.editorial-hero-top,.editorial-hero-foot{color:var(--concept-muted);letter-spacing:.12em;text-transform:uppercase;justify-content:space-between;align-items:center;gap:24px;font-size:9px;font-weight:650;display:flex}.editorial-hero-top span:first-child{color:var(--concept-ink)}.editorial-hero-title{margin-block:auto;padding-block:74px}.editorial-hero-title>p{color:#715e31;letter-spacing:.13em;text-transform:uppercase;margin:0 0 36px;font-size:10px;font-weight:700}.editorial-hero h1{letter-spacing:-.055em;max-width:9.5ch;margin:0 0 52px;font-size:clamp(66px,6.45vw,108px);font-weight:500;line-height:1.02}.editorial-hero h1 span{color:#777c77}.editorial-hero-lede{grid-template-columns:1px 1fr;gap:20px;max-width:590px;display:grid}.editorial-hero-lede i{background:#92763c}.editorial-hero-lede p{color:#4f5550;margin:0;font-size:17px;line-height:1.72}.editorial-hero-foot{border-top:1px solid var(--concept-line);min-height:54px}.editorial-hero-foot span:first-child{color:var(--concept-ink)}.editorial-hero-foot i{color:var(--concept-gold);margin-left:18px;font-size:13px;font-style:normal}.editorial-hero-media{background:#363932;min-height:760px;margin:0;position:relative;overflow:hidden}.editorial-hero-media:after{content:"";background:linear-gradient(#0a0b0b0a,#0000 52%,#0a0b0bb3);position:absolute;inset:0}.editorial-hero-media img,.corporate-masthead-media img{object-fit:cover;width:100%;height:100%;display:block;position:absolute;inset:0}.editorial-hero-media figcaption{z-index:1;color:#ffffffd6;letter-spacing:.11em;text-transform:uppercase;justify-content:space-between;gap:20px;font-size:9px;font-weight:650;display:flex;position:absolute;bottom:30px;left:32px;right:32px}.editorial-hero-advance{z-index:4;cursor:pointer;position:absolute;inset:0}.editorial-hero-advance>span{color:#ffffffe6;letter-spacing:.11em;text-transform:uppercase;-webkit-backdrop-filter:blur(8px);backdrop-filter:blur(8px);min-height:40px;transition:background-color var(--motion-medium) ease, border-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:#0a0b0b24;border:1px solid #ffffff7a;align-items:center;gap:12px;padding:0 13px;font-size:9px;font-weight:700;display:inline-flex;position:absolute;top:28px;right:32px}.editorial-hero-advance i{color:#d2b36d;font-size:14px;font-style:normal}:is(.editorial-hero-advance:hover>span,.editorial-hero-advance:focus-visible>span){background:#0a0b0b6b;border-color:#fffc;transform:translateY(4px)}.editorial-hero-advance:focus-visible{outline-offset:-3px;outline:2px solid #d2b36d}.investors-page .editorial-hero-media img,.contact-page .editorial-hero-media img{object-position:54% center}.manhattan-page .editorial-hero-media img{object-position:56% center}.editorial-label{color:#5f645f;letter-spacing:.12em;text-transform:uppercase;align-items:center;gap:18px;font-size:10px;font-weight:700;display:flex}.editorial-label>span{border:1px solid var(--concept-line);width:38px;height:24px;color:var(--concept-ink);place-items:center;display:grid}.editorial-label p{margin:0}.editorial-label-light{color:#ffffff94}.editorial-label-light>span{color:#fff;border-color:#ffffff42}.editorial-overview{background:#fff;padding-block:148px 124px}.editorial-overview .editorial-label{margin-bottom:80px}.editorial-intro-grid{grid-template-columns:1.18fr .72fr;align-items:end;gap:10vw;display:grid}.editorial-intro-grid h2{letter-spacing:-.047em;max-width:840px;margin:0;font-size:clamp(58px,5.8vw,94px);font-weight:500;line-height:1.055}.editorial-intro-grid>p{border-left:1px solid var(--concept-line);color:var(--concept-muted);margin:0;padding-left:30px;font-size:16px;line-height:1.76}.editorial-fact-grid{border-top:1px solid var(--concept-line);margin-top:112px;display:grid}.editorial-fact-grid-four{grid-template-columns:repeat(4,1fr)}.editorial-fact-grid>div{min-height:152px;padding:30px 24px 0 0}.editorial-fact-grid>div+div{border-left:1px solid var(--concept-line);padding-left:30px}.editorial-fact-grid strong,.editorial-fact-grid span{display:block}.editorial-fact-grid strong{letter-spacing:-.055em;margin-bottom:26px;font-size:clamp(46px,4.5vw,72px);font-weight:480;line-height:.9}.editorial-fact-grid span{color:#5f645f;letter-spacing:.1em;text-transform:uppercase;max-width:180px;font-size:9px;font-weight:700;line-height:1.45}.manhattan-story{background:var(--concept-paper);padding-block:140px}.manhattan-story-grid{grid-template-columns:.84fr 1.16fr;align-items:center;gap:9vw;display:grid}.manhattan-story-copy .editorial-label{margin-bottom:74px}.manhattan-story h2{letter-spacing:-.045em;max-width:660px;margin:0 0 42px;font-size:clamp(52px,5.2vw,82px);font-weight:500;line-height:1.06}.manhattan-story-copy>p{max-width:650px;color:var(--concept-muted);margin:0 0 24px;font-size:16px;line-height:1.78}.manhattan-map{border:1px solid var(--concept-line);background:#fff;margin:0;padding:30px;transition:box-shadow .35s,transform .35s;overflow:hidden}.manhattan-map:hover{transform:translateY(-5px);box-shadow:0 24px 60px #0a0b0b17}.manhattan-map img{object-fit:contain;width:100%;max-height:690px;transition:transform .55s cubic-bezier(.2,.72,.18,1)}.manhattan-map:hover img{transform:scale(1.018)}.manhattan-map figcaption{border-top:1px solid var(--concept-line);color:var(--concept-muted);grid-template-columns:.35fr 1fr;gap:24px;padding-top:20px;font-size:10px;line-height:1.65;display:grid}.manhattan-map figcaption span{color:#715e31;letter-spacing:.1em;text-transform:uppercase;font-weight:700}.editorial-dark-section{color:#fff;background:#0a0b0b;padding-block:144px}.editorial-dark-grid{grid-template-columns:.82fr 1.18fr;gap:10vw;display:grid}.editorial-dark-intro h2{letter-spacing:-.05em;max-width:670px;margin:82px 0 32px;font-size:clamp(56px,5.7vw,90px);font-weight:480;line-height:1.045}.editorial-dark-intro>p{color:#ffffff94;max-width:540px;font-size:16px;line-height:1.75}.editorial-index-list{border-top:1px solid #ffffff38}.editorial-index-list article{min-height:148px;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:0 0;border-bottom:1px solid #ffffff38;grid-template-columns:42px .78fr 1.22fr;align-items:center;gap:26px;padding-inline:16px;display:grid;transform:translate(0,0)}.editorial-index-list article:hover{background:#d2b36d12;transform:translate(8px)}.editorial-index-list article>span{color:#d2b36d;letter-spacing:.1em;font-size:9px;font-weight:700}.editorial-index-list h3{color:#fff;letter-spacing:-.035em;margin:0;font-size:clamp(28px,2.7vw,42px);font-weight:500}.editorial-index-list p{color:#ffffff8c;margin:0;font-size:14px;line-height:1.65}.editorial-data-section{background:#e3e5df;padding-block:138px}.editorial-data-head{grid-template-columns:.43fr 1.12fr .55fr;align-items:end;gap:6vw;margin-bottom:82px;display:grid}.editorial-data-head h2{letter-spacing:-.045em;margin:0;font-size:clamp(52px,5.4vw,84px);font-weight:500;line-height:1.05}.editorial-data-head>p{color:var(--concept-muted);margin:0;font-size:14px;line-height:1.7}.editorial-results-table{border-top:1px solid var(--concept-line)}.editorial-results-head,.editorial-results-row{border-bottom:1px solid var(--concept-line);grid-template-columns:1fr 1fr 1fr 1fr 1.2fr;gap:20px;padding:20px 12px;display:grid}.editorial-results-head{color:#5b605c;letter-spacing:.12em;text-transform:uppercase;font-size:9px;font-weight:700}.editorial-results-row{letter-spacing:-.025em;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:0 0;align-items:center;padding-inline:22px;font-size:clamp(20px,2vw,30px);font-weight:500;transform:translate(0,0)}.editorial-results-row:hover{background:#fff6;transform:translate(8px)}.editorial-results-row span:first-child{color:#715e31}.editorial-image-section{color:#fff;background:#0a0b0b;grid-template-columns:55% 45%;min-height:820px;display:grid}.editorial-image-panel{min-height:760px;position:relative;overflow:hidden}.editorial-image-panel:after{content:"";background:linear-gradient(#0000 62%,#0a0b0b8c);position:absolute;inset:0}.editorial-image-panel img{object-fit:cover;width:100%;height:100%;position:absolute;inset:0}.editorial-image-copy{padding:92px max(48px,calc((100vw - var(--content-max-width))/2)) 82px clamp(48px,6vw,104px);flex-direction:column;display:flex}.editorial-image-copy>div:last-child{margin-top:auto}.editorial-image-copy h2{letter-spacing:-.043em;max-width:660px;margin:0 0 34px;font-size:clamp(48px,4.8vw,76px);font-weight:480;line-height:1.07}.editorial-image-copy>div:last-child>p{color:#ffffff91;max-width:600px;margin:0 0 38px;font-size:16px;line-height:1.74}.editorial-image-copy a{letter-spacing:.1em;text-transform:uppercase;border-bottom:1px solid #ffffff7a;justify-content:space-between;gap:30px;padding-bottom:10px;font-size:10px;font-weight:700;display:flex}.editorial-image-copy a span{color:#d2b36d}.technical-archive{background:var(--concept-paper);padding-block:136px}.technical-archive-head{grid-template-columns:.36fr 1fr .5fr;align-items:end;gap:6vw;margin-bottom:78px;display:grid}.technical-archive-head h2{letter-spacing:-.045em;max-width:760px;margin:0;font-size:clamp(52px,5.4vw,84px);font-weight:500;line-height:1.05}.technical-archive-intro p{color:var(--concept-muted);margin:0;font-size:14px;line-height:1.7}.district-model-card{color:#fff;min-height:440px;transition:transform var(--motion-medium) var(--motion-ease), box-shadow var(--motion-medium) ease;background:#0a0b0b;grid-template-columns:.9fr 1.1fr;margin-bottom:56px;display:grid;overflow:hidden;transform:translate(0,0)}.district-model-card:hover{transform:translateY(-5px);box-shadow:0 26px 60px #0a0b0b29}.district-model-copy{flex-direction:column;align-items:flex-start;min-width:0;padding:54px clamp(36px,5vw,76px);display:flex}.district-model-copy>span{color:#d2b36d;letter-spacing:.13em;text-transform:uppercase;font-size:9px;font-weight:700}.district-model-copy h3{letter-spacing:-.046em;max-width:660px;margin:auto 0 24px;font-size:clamp(48px,4.7vw,74px);font-weight:480;line-height:1.03}.district-model-copy p{color:#ffffff94;max-width:580px;margin:0 0 40px;font-size:15px;line-height:1.7}.district-model-copy strong{letter-spacing:.11em;text-transform:uppercase;border-top:1px solid #ffffff57;border-bottom:1px solid #ffffff57;justify-content:space-between;gap:30px;min-width:min(100%,320px);padding:18px 0 12px;font-size:10px;display:flex}.district-model-copy strong i{color:#d2b36d;transition:transform var(--motion-medium) var(--motion-ease);font-size:16px;font-style:normal;font-weight:400}.district-model-card:hover .district-model-copy strong i{transform:translate(5px,-5px)}.district-model-visual{background:#18202a;min-height:440px;position:relative;overflow:hidden}.district-model-visual:after{content:"";pointer-events:none;background:linear-gradient(90deg,#0a0b0b52,#0000 45%),linear-gradient(#0000 52%,#0a0b0b6b);position:absolute;inset:0}.district-model-visual img{object-fit:cover;filter:saturate(.72)contrast(1.08);width:100%;height:100%;transition:transform .9s var(--motion-ease), filter var(--motion-medium) ease;position:absolute;inset:0;transform:translateZ(0)scale(1.002)}.district-model-card:hover .district-model-visual img{filter:saturate(.88)contrast(1.1);transform:translateZ(0)scale(1.035)}.district-model-visual>span{z-index:1;color:#ffffffc7;letter-spacing:.12em;text-align:right;font-size:8px;font-style:normal;font-weight:700;line-height:1.65;position:absolute;bottom:26px;right:28px}.district-model-visual>i{z-index:1;color:#fff;letter-spacing:-.03em;width:76px;height:76px;transition:color var(--motion-medium) ease, border-color var(--motion-medium) ease, background-color var(--motion-medium) ease;border:1px solid #ffffff80;border-radius:50%;place-items:center;font-size:18px;font-style:normal;font-weight:500;display:grid;position:absolute;top:28px;right:28px}.district-model-card:hover .district-model-visual>i{color:#0a0b0b;background:#d2b36d;border-color:#d2b36d}.technical-figure-grid{border-top:1px solid var(--concept-line);border-left:1px solid var(--concept-line);grid-template-columns:1fr 1fr;display:grid}.technical-figure-grid>a{border-right:1px solid var(--concept-line);border-bottom:1px solid var(--concept-line);min-width:0;transition:background-color var(--motion-medium) ease;background:#fff}.technical-figure-grid figure{margin:0;padding:20px}.technical-figure-image{aspect-ratio:16/9;background:#e1e3de;overflow:hidden}.technical-figure-image img{object-fit:cover;width:100%;height:100%;transition:transform var(--motion-slow) var(--motion-ease), filter var(--motion-medium) ease}.technical-figure-grid>a:hover{background:#f8f8f5}.technical-figure-grid>a:hover img{filter:contrast(1.02);transform:scale(1.025)}.technical-figure-grid figcaption{min-height:138px;padding:24px 54px 6px 2px;position:relative}.technical-figure-grid figcaption>span{color:#715e31;letter-spacing:.11em;text-transform:uppercase;font-size:8px;font-weight:700}.technical-figure-grid h3{letter-spacing:-.035em;max-width:520px;margin:18px 0 0;font-size:clamp(26px,2.7vw,40px);font-weight:500;line-height:1.08}.technical-figure-grid i{color:#8c7135;transition:transform var(--motion-medium) var(--motion-ease);font-size:18px;font-style:normal;position:absolute;top:24px;right:4px}.technical-figure-grid>a:hover i{transform:translate(4px,-4px)}.technical-archive-note{color:#747873;max-width:900px;margin:30px 0 0 auto;font-size:10px;line-height:1.7}.editorial-documents{background:#fff;padding-block:132px}.editorial-documents>.concept-shell>.editorial-label{margin-bottom:72px}.editorial-document-list{border-top:1px solid var(--concept-line)}.editorial-document-list a{border-bottom:1px solid var(--concept-line);min-height:112px;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:0 0;justify-content:space-between;align-items:center;gap:30px;padding-inline:18px;display:flex;transform:translate(0,0)}.editorial-document-list a:hover{background:#a4864813;transform:translate(8px)}.editorial-document-list a>span{letter-spacing:-.03em;font-size:clamp(26px,2.8vw,42px);font-weight:500;line-height:1.15}.editorial-document-list i{color:#715e31;letter-spacing:.1em;text-transform:uppercase;white-space:nowrap;font-size:9px;font-style:normal;font-weight:700}.editorial-principles{border-top:1px solid var(--concept-line);margin-top:104px}.editorial-principles article{border-bottom:1px solid var(--concept-line);min-height:138px;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:0 0;grid-template-columns:56px .85fr 1.15fr;align-items:center;gap:30px;padding-inline:16px;display:grid;transform:translate(0,0)}.editorial-principles article:hover{background:#a4864811;transform:translate(8px)}.editorial-principles article>span{color:#715e31;letter-spacing:.1em;font-size:9px;font-weight:700}.editorial-principles h3{letter-spacing:-.035em;margin:0;font-size:clamp(28px,2.8vw,42px);font-weight:500}.editorial-principles p{max-width:620px;color:var(--concept-muted);margin:0;font-size:15px;line-height:1.7}.investor-materials{color:#fff;background:#0a0b0b;padding-block:142px}.investor-materials-head{grid-template-columns:.45fr 1.35fr;align-items:start;gap:8vw;margin-bottom:82px;display:grid}.investor-materials-head h2{letter-spacing:-.047em;max-width:920px;margin:0;font-size:clamp(54px,5.5vw,86px);font-weight:480;line-height:1.055}.investor-download-grid{border-top:1px solid #ffffff38;border-left:1px solid #ffffff38;grid-template-columns:1fr 1fr;display:grid}.investor-download-grid a{min-height:440px;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease), box-shadow var(--motion-medium) ease;border-bottom:1px solid #ffffff38;border-right:1px solid #ffffff38;flex-direction:column;padding:38px;display:flex}.investor-download-grid a:hover{background:#d2b36d17;transform:translateY(-4px)}.investor-download-grid a>span{color:#d2b36d;letter-spacing:.12em;text-transform:uppercase;font-size:9px;font-weight:700}.investor-download-grid h2{color:#fff;letter-spacing:-.045em;margin:auto 0 20px;font-size:clamp(46px,5vw,76px);font-weight:480;line-height:1.02}.investor-download-grid p{color:#ffffff8f;max-width:550px;margin:0;font-size:15px;line-height:1.7}.investor-download-grid i{color:#ffffffd6;letter-spacing:.1em;text-transform:uppercase;margin-top:34px;font-size:9px;font-style:normal;font-weight:700}.investor-capital{background:var(--concept-paper);padding-block:138px}.investor-capital-grid{grid-template-columns:.72fr 1.28fr;gap:10vw;display:grid}.investor-capital-intro .editorial-label{margin-bottom:76px}.investor-capital-intro h2{letter-spacing:-.048em;max-width:520px;margin:0 0 30px;font-size:clamp(58px,5.8vw,90px);font-weight:500;line-height:1.04}.investor-capital-intro .as-of{color:#5f645f;letter-spacing:.1em;text-transform:uppercase;font-size:10px;font-weight:700}.investor-capital-table{border-top:1px solid var(--concept-line);margin:0}.investor-capital-table>div{border-bottom:1px solid var(--concept-line);justify-content:space-between;align-items:center;gap:24px;min-height:82px;padding:18px 12px;display:flex}.investor-capital-table dt{color:var(--concept-muted);font-size:14px}.investor-capital-table dd{letter-spacing:-.03em;margin:0;font-size:clamp(22px,2.2vw,32px);font-weight:500}.investor-capital-table .capital-total{color:#fff;background:#0a0b0b;min-height:96px;padding-inline:24px}.investor-capital-table .capital-total dt{color:#ffffff9e}.investor-field-notes{background:#fff;padding-block:138px}.investor-field-head{grid-template-columns:.36fr 1fr .5fr;align-items:end;gap:6vw;margin-bottom:82px;display:grid}.investor-field-head h2{letter-spacing:-.045em;max-width:790px;margin:0;font-size:clamp(52px,5.4vw,84px);font-weight:500;line-height:1.05}.investor-field-head>p{color:var(--concept-muted);margin:0;font-size:14px;line-height:1.7}.investor-field-grid{grid-template-columns:1.18fr .82fr;gap:7vw;display:grid}.investor-media-grid{grid-template-columns:1fr 1fr;gap:40px 24px;display:grid}.investor-media-grid>a:first-child{grid-column:1/3}.investor-media-image{aspect-ratio:16/9;background:#111;position:relative;overflow:hidden}.investor-media-image img{object-fit:cover;width:100%;height:100%;transition:transform var(--motion-slow) var(--motion-ease), filter var(--motion-medium) ease}.investor-media-image:after{content:"";pointer-events:none;background:linear-gradient(#0000,#0a0b0bad);position:absolute;inset:45% 0 0}.investor-media-image span{z-index:1;color:#fff;letter-spacing:.1em;text-transform:uppercase;font-size:8px;font-weight:700;position:absolute;bottom:16px;right:18px}.investor-media-grid>a:hover img{filter:saturate(.92)contrast(1.03);transform:scale(1.025)}.investor-media-grid>a>p{color:#715e31;letter-spacing:.11em;text-transform:uppercase;margin:18px 0 10px;font-size:8px;font-weight:700}.investor-media-grid h3{letter-spacing:-.03em;max-width:650px;margin:0;font-size:clamp(24px,2.3vw,34px);font-weight:500;line-height:1.13}.investor-events{border-top:1px solid var(--concept-line);align-self:start}.investor-events-title{border-bottom:1px solid var(--concept-line);justify-content:space-between;align-items:center;gap:24px;min-height:104px;display:flex}.investor-events-title span{color:#715e31;letter-spacing:.11em;text-transform:uppercase;font-size:9px;font-weight:700}.investor-events-title p{color:var(--concept-muted);margin:0;font-size:12px}.investor-events>a{border-bottom:1px solid var(--concept-line);min-height:126px;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:0 0;grid-template-columns:82px 1fr 20px;align-items:center;gap:22px;padding:20px 12px;display:grid}.investor-events>a:hover{background:#a4864811;transform:translate(6px)}.investor-events time{color:#715e31;letter-spacing:.08em;text-transform:uppercase;font-size:9px;font-weight:700}.investor-events h3{letter-spacing:-.025em;margin:0 0 7px;font-size:clamp(21px,2vw,29px);font-weight:500;line-height:1.13}.investor-events p{color:var(--concept-muted);margin:0;font-size:11px}.investor-events i{color:#8c7135;transition:transform var(--motion-medium) var(--motion-ease);font-style:normal}.investor-events>a:hover i{transform:translate(3px,-3px)}.investor-documents{background:#e3e5df}.investor-documents .editorial-data-head{margin-bottom:80px}.editorial-cta{color:#fff;background:#171919;padding-block:116px}.editorial-cta-grid{grid-template-columns:.36fr 1.2fr .3fr;align-items:end;gap:6vw;display:grid}.editorial-cta-grid .editorial-label{align-self:start}.editorial-cta h2{color:#fff;letter-spacing:-.045em;max-width:900px;margin:0;font-size:clamp(50px,5.3vw,82px);font-weight:480;line-height:1.06}.editorial-cta-grid>a{color:#d2b36d;letter-spacing:.1em;text-transform:uppercase;border-bottom:1px solid #fff6;justify-content:space-between;gap:20px;padding-bottom:9px;font-size:10px;font-weight:700;display:flex}.editorial-news{background:#fff;padding-block:142px}.news-page .editorial-news{padding-bottom:88px}.news-page #newsroom{scroll-margin-top:18px}.editorial-news-head{grid-template-columns:.38fr 1fr auto;align-items:end;gap:6vw;margin-bottom:84px;display:grid}.editorial-news-head h2{letter-spacing:-.05em;margin:0;font-size:clamp(58px,6vw,94px);font-weight:500;line-height:1}.editorial-news-head>a{border-bottom:1px solid var(--concept-ink);letter-spacing:.1em;text-transform:uppercase;gap:20px;padding-bottom:8px;font-size:9px;font-weight:700;display:flex}.editorial-news-head>a span{color:var(--concept-gold)}.editorial-news-feature{color:#fff;min-height:430px;transition:transform var(--motion-medium) var(--motion-ease), box-shadow var(--motion-medium) ease;background:#0a0b0b;flex-direction:column;padding:42px;display:flex;position:relative;overflow:hidden}.editorial-news-feature:hover{transform:translateY(-5px);box-shadow:0 24px 64px #0a0b0b29}.editorial-news-feature>div{color:#ffffff8a;letter-spacing:.11em;text-transform:uppercase;justify-content:space-between;font-size:9px;font-weight:700;display:flex}.editorial-news-feature>div span{color:#d2b36d}.editorial-news-feature h3{color:#fff;letter-spacing:-.045em;max-width:1120px;margin:auto 80px 0 0;font-size:clamp(48px,5.4vw,82px);font-weight:480;line-height:1.05}.editorial-news-feature>i{color:#d2b36d;transition:transform var(--motion-medium) var(--motion-ease);font-size:24px;font-style:normal;position:absolute;bottom:42px;right:42px}.editorial-news-feature:hover>i{transform:translate(5px,-5px)}.editorial-news-list{border-top:1px solid var(--concept-line)}.editorial-news-list>a{border-bottom:1px solid var(--concept-line);min-height:152px;transition:background-color var(--motion-medium) ease, transform var(--motion-medium) var(--motion-ease);background:0 0;grid-template-columns:48px 175px 1fr 28px;align-items:center;gap:30px;padding-inline:16px;display:grid;transform:translate(0,0)}.editorial-news-list>a:hover{background:#a4864812;transform:translate(8px)}.editorial-news-list>a>span{color:#715e31;letter-spacing:.1em;font-size:9px;font-weight:700}.editorial-news-list>a>div b,.editorial-news-list>a>div time{display:block}.editorial-news-list>a>div b{color:#715e31;letter-spacing:.1em;text-transform:uppercase;margin-bottom:6px;font-size:9px}.editorial-news-list>a>div time{color:var(--concept-muted);font-size:11px}.editorial-news-list h3{letter-spacing:-.03em;margin:0;font-size:clamp(25px,2.55vw,40px);font-weight:500;line-height:1.2}.editorial-news-list i{color:var(--concept-gold);justify-self:end;font-style:normal}.editorial-archive-years{flex-wrap:wrap;align-items:center;gap:14px;margin-top:72px;display:flex}.editorial-archive-years>span{color:#5f645f;letter-spacing:.12em;text-transform:uppercase;margin-right:22px;font-size:9px;font-weight:700}.editorial-archive-years a{border:1px solid var(--concept-line);text-align:center;min-width:58px;padding:10px 12px;font-size:11px}.release-page,.release-archive-page{background:var(--concept-paper);color:var(--concept-ink)}.release-masthead{color:#fff;background:linear-gradient(90deg,#0000 0 calc(100% - 1px),#ffffff06 calc(100% - 1px)) 0 0/9vw 100%,#0a0b0b;padding:42px 0 50px;overflow:hidden}.release-breadcrumb{color:#ffffff85;letter-spacing:.12em;text-transform:uppercase;flex-wrap:wrap;align-items:center;gap:11px;font-size:9px;font-weight:700;display:flex}.release-breadcrumb a,.release-breadcrumb>span:nth-last-of-type(2){color:#d2b36d}.release-masthead-top{color:#ffffff7a;letter-spacing:.12em;text-transform:uppercase;justify-content:space-between;align-items:flex-start;gap:24px;min-height:30px;font-size:9px;font-weight:700;display:flex}.release-masthead-top a{transition:color var(--motion-fast) ease}.release-masthead-top a:first-child{color:#d2b36d;gap:12px;display:flex}.release-masthead-top a:hover{color:#fff}.release-masthead-grid{grid-template-columns:minmax(170px,.34fr) minmax(0,1fr);align-items:center;gap:clamp(56px,8vw,126px);min-height:470px;padding-block:62px;display:grid}.release-meta{flex-direction:column;justify-content:space-between;align-self:stretch;padding-block:9px;display:flex}.release-meta>p{color:#ffffff6b;letter-spacing:.13em;text-transform:uppercase;margin:0;font-size:9px;font-weight:700}.release-meta>div{border-top:1px solid #ffffff2e;padding-top:22px}.release-meta span,.release-meta time{display:block}.release-meta span{color:#d2b36d;letter-spacing:.12em;text-transform:uppercase;margin-bottom:10px;font-size:10px;font-weight:700}.release-meta time{color:#ffffff9e;font-size:13px}.release-heading{max-width:1000px}.release-heading h1{color:#fff;letter-spacing:-.05em;text-wrap:balance;margin:0;font-size:clamp(48px,5.25vw,82px);font-weight:470;line-height:1.035}.release-heading-foot{color:#ffffff75;letter-spacing:.12em;text-transform:uppercase;border-top:1px solid #ffffff30;justify-content:space-between;padding-top:17px;font-size:9px;font-weight:700;display:flex}.release-article{background:#fff;padding-block:110px 140px}.release-layout{grid-template-columns:minmax(190px,.33fr) minmax(0,1fr);align-items:start;gap:clamp(64px,10vw,160px);display:grid}.release-aside{position:sticky;top:34px}.release-aside>p{color:#715e31;letter-spacing:.12em;text-transform:uppercase;margin:0 0 30px;font-size:9px;font-weight:700}.release-aside dl{border-top:1px solid var(--concept-line);margin:0}.release-aside dl>div{border-bottom:1px solid var(--concept-line);padding-block:17px}.release-aside dt{color:var(--concept-muted);letter-spacing:.08em;text-transform:uppercase;margin-bottom:5px;font-size:9px}.release-aside dd{margin:0;font-size:13px;line-height:1.4}.release-aside nav{border-top:1px solid var(--concept-line);margin-top:38px;display:grid}.release-aside nav a,.release-aside nav button{border:0;border-bottom:1px solid var(--concept-line);width:100%;color:var(--concept-ink);font:inherit;letter-spacing:.09em;text-align:left;text-transform:uppercase;cursor:pointer;background:0 0;justify-content:space-between;gap:18px;padding:15px 0;font-size:9px;font-weight:700;display:flex}.release-aside nav span{color:var(--concept-gold)}.release-content{color:#333735;width:min(100%,860px);font-size:clamp(16px,1.35vw,19px);line-height:1.78}.release-content,.release-content p,.release-content li,.release-content a{overflow-wrap:anywhere}.release-content>:first-child{margin-top:0}.release-content p{margin:0 0 1.35em}.release-content h2,.release-content h3,.release-content h4,.release-content h5{color:var(--concept-ink);letter-spacing:-.035em;font-weight:540;line-height:1.13}.release-content h2{margin:2.1em 0 .65em;font-size:clamp(36px,4vw,58px)}.release-content h3{margin:1.9em 0 .6em;font-size:clamp(27px,3vw,40px)}.release-content h4,.release-content h5{margin:1.65em 0 .55em;font-size:22px}.release-content strong{color:#141616}.release-content a{color:#715e31;text-underline-offset:3px;-webkit-text-decoration:underline #715e3161;text-decoration:underline #715e3161}.release-content ul,.release-content ol{margin:0 0 1.5em;padding-left:1.35em}.release-content li{margin-bottom:.42em;padding-left:.25em}.release-content blockquote{border-left:2px solid var(--concept-gold);color:var(--concept-muted);margin:2em 0;padding:8px 0 8px 28px;font-size:1.12em}.release-content img{max-width:100%;height:auto;margin:36px 0;display:block}.release-content figure{margin:38px 0}.release-content figcaption{color:var(--concept-muted);margin-top:10px;font-size:12px}.release-content table{border-collapse:collapse;width:100%;margin:38px 0;font-size:clamp(11px,1vw,14px);line-height:1.5;display:table}.release-content th,.release-content td{border:1px solid var(--concept-line);text-align:left;vertical-align:top;padding:11px 10px}.release-content th{color:#202321;background:#e3e5df;font-weight:700}.release-content hr{border:0;border-top:1px solid var(--concept-line);margin:46px 0}.release-pagination{background:#e3e5df}.release-pagination>div{grid-template-columns:1fr 1fr;min-height:250px;display:grid}.release-pagination a{border-right:1px solid var(--concept-line);flex-direction:column;justify-content:space-between;gap:36px;padding:42px 40px 42px 0;display:flex}.release-pagination a:nth-child(2){text-align:right;border-right:0;padding-left:40px;padding-right:0}.release-pagination a>span{color:#715e31;letter-spacing:.11em;text-transform:uppercase;font-size:9px;font-weight:700}.release-pagination strong{letter-spacing:-.025em;font-size:clamp(20px,2.1vw,31px);font-weight:500;line-height:1.2}.release-not-found{min-height:70vh;padding-block:140px}.release-not-found p{color:#715e31;letter-spacing:.12em;text-transform:uppercase;font-size:10px;font-weight:700}.release-not-found h1{letter-spacing:-.06em;margin:60px 0;font-size:clamp(64px,9vw,128px);font-weight:480}.release-not-found a{border-bottom:1px solid var(--concept-ink);letter-spacing:.1em;text-transform:uppercase;padding-bottom:8px;font-size:11px;font-weight:700}.archive-masthead{color:#fff;background:#0a0b0b;padding-block:56px 90px}.archive-heading{grid-template-columns:.35fr 1fr auto;align-items:end;gap:6vw;margin-top:86px;display:grid}.archive-heading p{color:#d2b36d;letter-spacing:.12em;text-transform:uppercase;align-self:start;margin:15px 0 0;font-size:9px;font-weight:700}.archive-heading h1{color:#fff;letter-spacing:-.07em;margin:0;font-size:clamp(100px,15vw,230px);font-weight:450;line-height:.78}.archive-heading>span{color:#ffffff80;letter-spacing:.1em;text-transform:uppercase;font-size:10px;font-weight:700}.archive-list-section{background:#fff;padding-block:110px 100px}.archive-release-list h2{letter-spacing:-.03em;margin:0;font-size:clamp(25px,2.55vw,40px);font-weight:500;line-height:1.2}.archive-year-nav{flex-wrap:wrap;align-items:center;gap:12px;margin-top:70px;display:flex}.archive-year-nav>span{color:#5f645f;letter-spacing:.12em;text-transform:uppercase;margin-right:20px;font-size:9px;font-weight:700}.archive-year-nav a{border:1px solid var(--concept-line);text-align:center;min-width:58px;padding:10px 12px;font-size:11px}.archive-year-nav a[aria-current=page]{color:#fff;background:#0a0b0b;border-color:#0a0b0b}.archive-empty{border-top:1px solid var(--concept-line);border-bottom:1px solid var(--concept-line);flex-direction:column;justify-content:center;align-items:flex-start;min-height:360px;display:flex}.archive-empty p{font-size:32px}.archive-empty a{border-bottom:1px solid var(--concept-ink);text-transform:uppercase;padding-bottom:6px;font-size:10px;font-weight:700}.contact-primary{background:#fff;padding-block:148px}.contact-primary-grid{grid-template-columns:.82fr 1.18fr;align-items:end;gap:10vw;display:grid}.contact-primary-copy .editorial-label{margin-bottom:82px}.contact-primary-copy h2{letter-spacing:-.05em;max-width:660px;margin:0 0 34px;font-size:clamp(58px,6vw,94px);font-weight:500;line-height:1.04}.contact-primary-copy>p{max-width:600px;color:var(--concept-muted);margin:0;font-size:16px;line-height:1.75}.contact-primary-action{border-left:1px solid var(--concept-line);padding-left:36px;display:grid}.contact-primary-action>span{color:#5f645f;letter-spacing:.11em;text-transform:uppercase;margin:30px 0 10px;font-size:9px;font-weight:700}.contact-primary-action>span:first-child{margin-top:0}.contact-primary-action a{border-bottom:1px solid var(--concept-line);letter-spacing:-.04em;justify-content:space-between;gap:20px;padding-bottom:24px;font-size:clamp(28px,3.6vw,56px);font-weight:500;line-height:1.1;display:flex}.contact-primary-action a i{color:var(--concept-gold);font-size:20px;font-style:normal}.contact-offices{background:#e3e5df;padding-block:136px}.contact-offices-head{grid-template-columns:.42fr 1.2fr;gap:8vw;margin-bottom:80px;display:grid}.contact-offices-head h2{letter-spacing:-.047em;max-width:800px;margin:0;font-size:clamp(54px,5.6vw,88px);font-weight:500;line-height:1.05}.contact-office-list{border-top:1px solid var(--concept-line);border-left:1px solid var(--concept-line);grid-template-columns:1fr 1fr;display:grid}.contact-office-list article{border-right:1px solid var(--concept-line);border-bottom:1px solid var(--concept-line);grid-template-columns:44px 1fr;align-content:start;gap:0 24px;min-height:300px;padding:34px;display:grid}.contact-office-list article>span{color:#715e31;padding-top:8px;font-size:9px;font-weight:700}.contact-office-list h3{letter-spacing:-.04em;margin:0;font-size:clamp(36px,4vw,60px);font-weight:500}.contact-office-list p{color:var(--concept-muted);grid-column:2;margin:74px 0 0;font-size:15px;line-height:1.75}.signup-page{background:var(--concept-paper);color:var(--concept-ink)}.signup-hero{color:#fff;background:#0a0b0b;overflow:hidden}.signup-hero-grid{grid-template-columns:minmax(0,1.05fr) minmax(480px,.78fr);gap:clamp(60px,8vw,138px);min-height:calc(100svh - 78px);padding-block:clamp(78px,8vw,126px);display:grid}.signup-intro{flex-direction:column;min-width:0;display:flex}.signup-topline{color:#ffffff8a;letter-spacing:.13em;text-transform:uppercase;justify-content:space-between;gap:32px;font-size:10px;font-weight:700;display:flex}.signup-topline span:first-child{color:#fff}.signup-heading{margin-block:auto;padding-block:80px}.signup-heading>p:first-child{color:#d2b36d;letter-spacing:.13em;text-transform:uppercase;margin-bottom:42px;font-size:10px;font-weight:700}.signup-heading h1{color:#fff;letter-spacing:-.06em;text-transform:none;max-width:850px;margin:0;font-size:clamp(64px,6.8vw,108px);font-weight:470;line-height:.98}.signup-lede{color:#ffffff9e;border-left:1px solid #b08d43;max-width:680px;margin:44px 0 0;padding-left:24px;font-size:17px;line-height:1.72}.signup-categories{border-top:1px solid #ffffff2e;border-bottom:1px solid #ffffff2e;grid-template-columns:repeat(3,1fr);display:grid}.signup-categories>div{min-width:0;padding:22px 18px 22px 0}.signup-categories>div+div{border-left:1px solid #ffffff2e;padding-left:18px}.signup-categories span{color:#d2b36d;margin-bottom:20px;font-size:9px;font-weight:700;display:block}.signup-categories p{color:#ffffffad;letter-spacing:.09em;text-transform:uppercase;margin:0;font-size:10px;font-weight:650}.signup-form-panel{min-width:0;color:var(--concept-ink);background:#f2f3ef;align-self:center;padding:clamp(34px,4vw,64px)}.signup-form-panel h2{letter-spacing:-.052em;margin:0 0 22px;font-size:clamp(52px,5vw,78px);font-weight:500;line-height:1}.signup-form-intro{max-width:480px;color:var(--concept-muted);margin:0;font-size:15px;line-height:1.72}.signup-form-frame{border-top:1px solid var(--concept-line);margin-top:44px;padding-top:34px}.signup-form-host{min-height:248px}.signup-form-host>p{color:var(--concept-muted);margin:0;font-size:13px}.signup-form-host iframe{border:0;min-height:248px;width:100%!important}.signup-form-consent{color:#747974;max-width:520px;margin:26px 0 0;font-size:11px;line-height:1.62}.signup-notes{background:#fff;padding-block:126px}.signup-notes-grid{grid-template-columns:.4fr 1fr .72fr;align-items:end;gap:7vw;display:grid}.signup-notes h2{letter-spacing:-.05em;max-width:680px;margin:0;font-size:clamp(48px,5.2vw,82px);font-weight:500;line-height:1.04}.signup-notes-grid>div:last-child>p{color:var(--concept-muted);margin:0 0 36px;font-size:15px;line-height:1.72}.signup-notes-grid>div:last-child>a{border-bottom:1px solid var(--concept-line);justify-content:space-between;gap:24px;padding-bottom:12px;font-size:18px;display:flex}.signup-notes-grid>div:last-child>a span{color:var(--concept-gold)}.editorial-legal{background:var(--concept-paper);color:var(--concept-ink)}.legal-masthead{color:#fff;background:#0a0b0b;padding-block:132px 118px}.legal-masthead-grid{grid-template-columns:1.3fr .55fr;align-items:end;gap:10vw;display:grid}.legal-masthead h1{color:#fff;letter-spacing:-.06em;max-width:920px;margin:0;font-size:clamp(70px,8vw,126px);font-weight:480;line-height:.98}.legal-masthead-grid>p{color:#ffffff94;border-left:1px solid #ffffff42;margin:0;padding-left:26px;font-size:15px;line-height:1.72}.legal-content{background:var(--concept-paper);padding-block:132px}.legal-content-grid{grid-template-columns:.42fr 1.2fr;align-items:start;gap:9vw;display:grid}.legal-content aside{border-top:1px solid var(--concept-line);padding-top:18px;position:sticky;top:40px}.legal-content aside p{color:#715e31;letter-spacing:.12em;text-transform:uppercase;margin:0 0 10px;font-size:10px;font-weight:700}.legal-content aside span{color:var(--concept-muted);font-size:11px}.editorial-legal-copy{border-top:1px solid var(--concept-line)}.editorial-legal-copy section{border-bottom:1px solid var(--concept-line);grid-template-columns:54px 1fr;gap:30px;padding-block:48px;display:grid}.editorial-legal-copy section>span{color:#715e31;letter-spacing:.1em;padding-top:10px;font-size:9px;font-weight:700}.editorial-legal-copy h2{letter-spacing:-.04em;margin:0 0 24px;font-size:clamp(34px,3.8vw,58px);font-weight:500;line-height:1.07}.editorial-legal-copy p{max-width:820px;color:var(--concept-muted);margin:0;font-size:16px;line-height:1.82}.editorial-legal-copy a{color:var(--concept-ink);border-bottom:1px solid}@media (max-width:1100px){.editorial-hero-copy{padding-right:40px}.editorial-hero h1{font-size:clamp(62px,7vw,84px)}.editorial-intro-grid,.manhattan-story-grid,.editorial-dark-grid,.investor-capital-grid,.contact-primary-grid{gap:7vw}.editorial-data-head{grid-template-columns:.38fr 1fr .55fr;gap:4vw}.editorial-index-list article{grid-template-columns:34px .72fr 1.28fr;gap:18px}.editorial-news-list>a{grid-template-columns:38px 145px 1fr 24px;gap:20px}.signup-hero-grid{grid-template-columns:minmax(0,1fr) minmax(430px,.82fr);gap:5vw}}@media (max-width:800px){.signup-hero-grid{grid-template-columns:1fr;gap:64px;min-height:0;padding:120px 18px 72px}.signup-heading{padding-block:72px}.signup-heading h1{font-size:clamp(58px,15vw,76px)}.signup-lede{margin-top:36px;font-size:16px}.signup-form-panel{padding:34px 22px}.signup-form-panel .editorial-label{margin-bottom:56px}.signup-notes{padding-block:88px}.signup-notes-grid{grid-template-columns:1fr;align-items:start;gap:52px}.editorial-hero{flex-direction:column;min-height:auto;display:flex}.editorial-hero-copy{min-height:680px;padding:26px 18px 28px}.editorial-hero-title{padding-block:72px}.editorial-hero-title>p{margin-bottom:30px}.editorial-hero h1{margin-bottom:42px;font-size:clamp(54px,14.5vw,76px)}.editorial-hero-lede p{font-size:16px}.editorial-hero-media{min-height:540px}.editorial-hero-media figcaption{bottom:22px;left:18px;right:18px}.editorial-overview,.manhattan-story,.editorial-dark-section,.editorial-data-section,.technical-archive,.editorial-documents,.investor-materials,.investor-capital,.investor-field-notes,.editorial-news,.contact-primary,.contact-offices,.legal-content{padding-block:88px}.editorial-overview .editorial-label,.manhattan-story-copy .editorial-label,.editorial-documents>.concept-shell>.editorial-label,.investor-capital-intro .editorial-label,.contact-primary-copy .editorial-label{margin-bottom:54px}.editorial-intro-grid,.manhattan-story-grid,.editorial-dark-grid,.technical-archive-head,.investor-materials-head,.investor-capital-grid,.investor-field-head,.editorial-news-head,.contact-primary-grid,.contact-offices-head,.legal-masthead-grid,.legal-content-grid{grid-template-columns:1fr;gap:52px}.editorial-intro-grid h2,.manhattan-story h2,.editorial-dark-intro h2,.editorial-data-head h2,.technical-archive-head h2,.investor-materials-head h2,.investor-capital-intro h2,.investor-field-head h2,.editorial-news-head h2,.contact-primary-copy h2,.contact-offices-head h2{font-size:clamp(46px,12.5vw,68px)}.editorial-intro-grid>p{border-top:1px solid var(--concept-line);border-left:0;padding:28px 0 0}.editorial-fact-grid{grid-template-columns:repeat(2,1fr);margin-top:72px}.editorial-fact-grid>div:nth-child(3){border-left:0;border-top:1px solid var(--concept-line);padding-left:0}.editorial-fact-grid>div:nth-child(4){border-top:1px solid var(--concept-line)}.editorial-fact-grid strong{font-size:clamp(42px,12vw,60px)}.manhattan-story-grid{flex-direction:column;display:flex}.manhattan-map{padding:18px}.editorial-dark-intro h2{margin-top:54px}.editorial-index-list article{grid-template-columns:30px 1fr;gap:16px;min-height:0;padding-block:30px}.editorial-index-list p{grid-column:2}.editorial-data-head{grid-template-columns:1fr;gap:42px;margin-bottom:56px}.editorial-results-head{display:none}.editorial-results-row{grid-template-columns:1fr 1fr;gap:14px;padding-block:24px}.editorial-results-row span{grid-template-columns:78px 1fr;display:grid}.editorial-results-row span:before{content:attr(data-label);color:#5f645f;letter-spacing:.1em;text-transform:uppercase;font-size:8px;font-weight:700}.editorial-results-row span:last-child{grid-column:1/3}.editorial-image-section{grid-template-columns:1fr;min-height:auto}.editorial-image-panel{min-height:560px}.editorial-image-copy{min-height:660px;padding:72px 18px}.editorial-image-copy h2{font-size:clamp(46px,12vw,66px)}.technical-archive-head{grid-template-columns:1fr;gap:42px;margin-bottom:58px}.district-model-card{grid-template-columns:1fr;min-height:0;margin-bottom:38px}.district-model-copy{min-height:470px;padding:36px 26px 42px}.district-model-copy h3{margin-top:auto;font-size:clamp(44px,11.5vw,62px)}.district-model-copy strong{min-width:100%}.district-model-visual{min-height:360px}.district-model-visual>i{width:62px;height:62px;top:20px;right:20px}.technical-figure-grid{grid-template-columns:1fr}.technical-figure-grid figcaption{min-height:120px}.editorial-document-list a{min-height:100px}.editorial-document-list a>span{font-size:clamp(23px,6.8vw,34px)}.editorial-principles{margin-top:72px}.editorial-principles article{grid-template-columns:34px 1fr;gap:15px;min-height:0;padding-block:28px}.editorial-principles p{grid-column:2}.investor-materials-head{margin-bottom:58px}.investor-download-grid{grid-template-columns:1fr}.investor-download-grid a{min-height:360px;padding:28px}.investor-field-head{grid-template-columns:1fr;gap:42px;margin-bottom:58px}.investor-field-grid{grid-template-columns:1fr;gap:72px}.editorial-cta{padding-block:86px}.editorial-cta-grid{grid-template-columns:1fr;gap:48px}.editorial-cta h2{font-size:clamp(46px,12vw,68px)}.editorial-news-head{align-items:start;margin-bottom:58px}.editorial-news-head>a{justify-self:start}.editorial-news-feature{min-height:430px;padding:28px}.editorial-news-feature h3{margin-right:0;font-size:clamp(43px,11vw,62px)}.editorial-news-feature>i{bottom:28px;right:28px}.editorial-news-list>a{grid-template-columns:30px 1fr 22px;gap:14px;min-height:0;padding-block:28px}.editorial-news-list>a>div{grid-column:2/4;align-items:baseline;gap:14px;display:flex}.editorial-news-list h3{grid-column:2}.editorial-news-list i{grid-column:3}.release-masthead{padding:30px 0 42px}.release-masthead-grid{grid-template-columns:1fr;gap:48px;min-height:0;padding-block:60px}.release-meta{min-height:130px}.release-meta>div{max-width:280px}.release-heading h1{font-size:clamp(44px,11.4vw,66px)}.release-article{padding-block:76px 90px}.release-layout{grid-template-columns:1fr;gap:60px}.release-aside,.release-content{min-width:0}.release-aside{position:static}.release-aside dl{grid-template-columns:1fr 1fr;display:grid}.release-aside dl>div+div{border-left:1px solid var(--concept-line);padding-left:18px}.release-aside nav{grid-template-columns:1fr 1fr}.release-aside nav>:nth-child(odd){border-right:1px solid var(--concept-line);padding-right:18px}.release-aside nav>:nth-child(2n){padding-left:18px}.release-content{width:100%}.release-content table{display:block;overflow-x:auto}.release-pagination>div{grid-template-columns:1fr;min-height:0}.release-pagination a,.release-pagination a:nth-child(2){border-right:0;border-bottom:1px solid var(--concept-line);text-align:left;min-height:180px;padding:32px 0}.archive-heading{grid-template-columns:1fr;gap:42px;margin-top:70px}.archive-heading h1{font-size:clamp(106px,31vw,170px)}.archive-list-section{padding-block:80px}.contact-primary-action{border-top:1px solid var(--concept-line);border-left:0;padding:34px 0 0}.contact-primary-action a{font-size:clamp(25px,7vw,42px)}.contact-office-list{grid-template-columns:1fr}.legal-masthead{padding-block:88px}.legal-masthead .editorial-label{margin-bottom:64px}.legal-masthead h1{font-size:clamp(60px,15vw,84px)}.legal-masthead-grid>p{border-top:1px solid #ffffff40;border-left:0;padding:26px 0 0}.legal-content aside{position:static}}@media (max-width:520px){.signup-topline span:last-child{display:none}.signup-categories{grid-template-columns:1fr}.signup-categories>div{grid-template-columns:28px 1fr;gap:14px;padding:18px 0;display:grid}.signup-categories>div+div{border-top:1px solid #ffffff2e;border-left:0;padding-left:0}.signup-categories span{margin:0}.signup-form-panel{margin-inline:-18px}.editorial-hero-top span:last-child,.editorial-hero-foot span:last-child,.editorial-hero-media figcaption span:last-child{display:none}.editorial-hero-media{min-height:450px}.editorial-fact-grid>div{min-height:128px;padding:24px 10px 0 0}.editorial-fact-grid>div+div{padding-left:14px}.editorial-fact-grid>div:nth-child(3){padding-left:0}.editorial-fact-grid span{font-size:8px}.manhattan-map figcaption{grid-template-columns:1fr}.technical-figure-grid figure{padding:12px}.technical-figure-grid h3{font-size:26px}.editorial-results-row{font-size:18px}.editorial-document-list a{flex-direction:column;justify-content:center;align-items:flex-start;gap:12px;padding-block:22px}.investor-download-grid h2{font-size:46px}.investor-media-grid{grid-template-columns:1fr;gap:34px}.investor-media-grid>a:first-child{grid-column:auto}.investor-events>a{grid-template-columns:70px 1fr 16px;gap:14px}.investor-capital-table>div{flex-direction:column;align-items:flex-start;gap:8px}.editorial-news-feature{min-height:470px}.editorial-archive-years>span{width:100%;margin-bottom:10px}.contact-office-list article{min-height:260px;padding:26px 20px}.editorial-legal-copy section{grid-template-columns:32px 1fr;gap:16px}}@media (max-width:800px){.concept-menu summary{width:44px;height:44px}.concept-menu nav{z-index:50;overscroll-behavior:contain;max-height:calc(100svh - 92px);padding:12px 18px;top:52px;overflow-y:auto}.concept-menu nav a{align-items:center;min-height:48px;padding:12px 14px;display:flex}.concept-market-inner{min-height:104px;padding-block:14px}.concept-market dl>div{padding-left:12px}.concept-market dt{font-size:8px}.concept-market dd{font-size:13px}.concept-market-price{font-size:8px}.concept-thesis,.concept-signals,.concept-result,.concept-news{padding-block:72px}.concept-section-label{margin-bottom:36px}.concept-thesis-grid,.concept-result-grid{gap:44px}.concept-thesis-grid{padding-top:28px}.concept-resource-number strong{margin-bottom:20px;font-size:clamp(74px,21vw,100px)}.concept-resource-number p{font-size:15px}.concept-system-image{min-height:500px}.concept-system-copy{min-height:0;padding:66px 18px 54px}.concept-system h2{margin-bottom:24px;font-size:clamp(46px,12.5vw,60px)}.concept-system-copy>p{font-size:15px}.concept-system-stat{margin-top:48px}.concept-system-copy>a{align-items:center;min-height:44px;margin-top:26px}.concept-signal-list article{padding-block:28px}.concept-result-data strong{font-size:clamp(96px,30vw,138px)}.concept-result-data a{align-items:center;min-height:44px}.concept-news-head>a{align-items:center;min-height:44px;margin-bottom:24px}.concept-news-list>a{padding-block:24px;padding-inline:0}.concept-close{padding-block:72px}.concept-close-grid{gap:38px}.concept-close-grid a{align-items:center;min-height:44px;display:flex}.concept-footer{padding-top:64px}.concept-footer-main{gap:38px 12vw;padding-bottom:48px}.concept-footer-main nav,.concept-footer-main>div:last-child{gap:0}.concept-footer-main nav a,.concept-footer-main>div:last-child>a,.concept-socials a{align-items:center;min-height:44px;display:flex}.concept-socials{gap:0 18px;width:100%;margin-top:8px}.corporate-masthead-copy,.editorial-hero-copy{min-height:0;padding:24px 18px 26px}.corporate-masthead-title,.editorial-hero-title{margin-block:0;padding-block:56px 52px}.corporate-masthead h1,.editorial-hero h1{margin-bottom:32px;font-size:clamp(50px,13.5vw,66px)}.corporate-masthead-media,.editorial-hero-media{min-height:480px}.editorial-hero-advance>span{min-height:44px;top:18px;right:18px}.corporate-thesis,.corporate-leadership,.corporate-board,.editorial-overview,.manhattan-story,.editorial-dark-section,.editorial-data-section,.editorial-documents,.investor-materials,.investor-capital,.editorial-news,.contact-primary,.contact-offices,.legal-content{padding-block:74px}.corporate-leadership-head,.editorial-intro-grid,.manhattan-story-grid,.editorial-dark-grid,.investor-materials-head,.investor-capital-grid,.editorial-news-head,.contact-primary-grid,.contact-offices-head,.legal-masthead-grid,.legal-content-grid{gap:42px}.corporate-leadership-head,.investor-materials-head,.editorial-news-head{margin-bottom:48px}.editorial-fact-grid,.corporate-facts{margin-top:58px}.editorial-image-panel{min-height:500px}.editorial-image-copy{min-height:0;padding:66px 18px}.investor-download-grid a{min-height:320px}.editorial-cta{padding-block:72px}.editorial-news-feature{min-height:400px}.editorial-archive-years{gap:10px;margin-top:54px}.editorial-archive-years a{justify-content:center;align-items:center;min-height:44px;display:inline-flex}.contact-primary-action a{align-items:center;min-height:48px;display:flex}.release-masthead{padding:24px 0 36px}.release-masthead-grid{gap:38px;padding-block:48px}.release-heading h1{font-size:clamp(42px,11vw,58px)}.release-article{padding-block:64px 78px}.release-layout{gap:48px}.release-aside nav a,.release-aside nav button{align-items:center;min-height:44px}.release-pagination a,.release-pagination a:nth-child(2){min-height:164px;padding-block:28px}}@media (max-width:520px){.corporate-masthead-media,.editorial-hero-media{min-height:440px}.editorial-news-feature{min-height:410px}}@media (max-width:360px){.concept-system-image{min-height:460px}.corporate-masthead-title,.editorial-hero-title{padding-block:48px}}@media (hover:none),(pointer:coarse){.concept-news-list>a:hover,.corporate-directory-grid article:hover,.corporate-people article:hover{transform:none}}@media (min-width:801px){.concept-section-label,.corporate-section-label,.editorial-label{letter-spacing:.13em;gap:22px;font-size:12px;font-weight:700;line-height:1}.concept-section-label span,.corporate-section-label span,.editorial-label>span{border-color:#0a0b0b47;width:46px;height:31px}.concept-section-label-light span,.corporate-section-label-light span,.editorial-label-light>span{border-color:#ffffff5c}}:root{--text-label:.875rem;--text-meta:.75rem}.arrow-icon{vertical-align:-.125em;flex-shrink:0;display:inline-block}.skip-link{z-index:1000;color:#fff;background:#151b17;padding:14px 20px;position:fixed;top:12px;left:12px;transform:translateY(-150%)}.skip-link:focus{transform:translateY(0)}:where(a,button,summary,input):focus-visible{outline-offset:4px;outline:2px solid #92763c}:where(section[id],[id^=project-notes]){scroll-margin-top:24px}.concept-header-inner{grid-template-columns:200px minmax(0,1fr) auto;gap:24px}.concept-brand{max-width:100%}.concept-header-actions{justify-self:end;align-items:center;gap:24px;display:flex}.nasdaq-badge{color:#171c17;white-space:nowrap;background:#fff9;border:1px solid #c9bd9f;border-radius:999px;align-items:center;gap:10px;min-height:48px;padding:6px 14px 6px 12px;display:inline-flex}.nasdaq-badge img{object-fit:contain;flex-shrink:0;width:32px;height:28px;display:block}.nasdaq-badge>span{flex-direction:column;gap:2px;display:flex}.nasdaq-badge strong{letter-spacing:.03em;font-size:14px;font-weight:650;line-height:1.15}.nasdaq-badge small{color:#715e31;font-size:12px;line-height:1.15}.nasdaq-badge:hover{background:#fff;border-color:#92763c}.concept-nav{gap:clamp(20px,2.7vw,40px)}.concept-nav a,.concept-header-link,.concept-button{font-size:var(--text-label)}.concept-button{gap:16px;min-height:48px;padding:12px 18px}.editorial-hero-top,.editorial-hero-foot,.editorial-hero-title>p,.editorial-hero-media figcaption,.corporate-masthead-top,.corporate-masthead-foot,.corporate-people article>div p,.corporate-board-role,.editorial-fact-grid span,.editorial-document-list i,.technical-figure-grid figcaption>span,.district-model-copy>span,.investor-media-image span,.investor-media-grid>a>p,.investor-events-title span,.editorial-principles article>span,.editorial-results-head,.investor-capital-intro .as-of,.investor-download-grid>a>span,.investor-download-grid i,.investor-events time,.editorial-news-feature>div,.editorial-news-list>a>div,.release-masthead-top,.release-meta>p,.release-meta span,.release-heading-foot,.release-aside>p,.release-aside dt,.concept-footer-bottom,.concept-socials>span{font-size:var(--text-meta)}.editorial-hero-advance>span,.concept-news-head>a,.concept-close-grid a,.concept-system-copy>a,.concept-result-data a,.editorial-cta-grid>a,.editorial-news-head>a,.editorial-image-copy a,.release-aside nav a,.release-aside nav button,.concept-socials a,.concept-footer-main nav a{font-size:var(--text-label)}.concept-socials a,.concept-footer-main nav a{align-items:center;min-height:36px}.technical-archive-note{font-size:.8125rem}.investor-events p{font-size:.875rem;line-height:1.5}.investor-media-image span{background:#0a0b0bcc;padding:8px 12px}.editorial-document-list i{flex-shrink:0}@media (max-width:800px){.concept-menu>summary>span{transition:transform .18s}.concept-menu[open]>summary{background:#e3e5df}.concept-menu nav a:last-child{border-bottom:0}.concept-menu nav .concept-menu-presentation{color:#715e31;font-size:var(--text-label);margin-top:8px}.concept-menu-presentation span{margin-left:auto}}@media (prefers-reduced-motion:reduce){.concept-menu>summary>span{transition:none}}.concept-home>.concept-header{position:relative}.concept-hero{min-height:max(532px,100svh - 123px);padding:28px max(48px,calc((100vw - var(--content-max-width)) / 2)) 28px;background:#363932;align-items:center;display:flex;position:relative;overflow:hidden}.concept-hero-image{z-index:0;object-fit:cover;object-position:center 54%;width:100%;height:100%;position:absolute;inset:0}.concept-hero-copy{z-index:1;background:#f7f8f4f7;width:min(58%,720px);min-width:0;padding:clamp(24px,2.4vw,36px);position:relative;box-shadow:0 12px 36px #080a0a1f}.concept-kicker{color:var(--concept-muted);font-size:var(--text-meta);letter-spacing:.08em;text-transform:uppercase;flex-wrap:wrap;align-items:center;gap:6px 12px;margin:0 0 24px;font-weight:650;display:flex}.concept-kicker span:first-child{color:var(--concept-ink)}.concept-kicker span+span{border-left:1px solid var(--concept-line);padding-left:12px}.concept-hero h1{letter-spacing:-.045em;margin:0 0 22px;font-size:clamp(42px,4.4vw,66px);font-weight:520;line-height:1.04}.concept-hero-lede{color:#464a47;margin:0 0 24px;font-size:1rem;font-style:italic;line-height:1.58}.concept-actions{flex-wrap:wrap;gap:8px;display:flex}.concept-actions .concept-button{flex:auto;justify-content:space-between}.concept-hero-facts{border-top:1px solid var(--concept-line);grid-template-columns:repeat(3,minmax(0,1fr));gap:12px;margin-top:24px;padding-top:18px;display:grid}.concept-hero-facts>div+div{border-left:1px solid var(--concept-line);padding-left:14px}.concept-hero-facts strong{letter-spacing:-.045em;white-space:nowrap;margin-bottom:8px;font-size:clamp(26px,2.4vw,36px);font-weight:520;line-height:1;display:block}.concept-hero-facts span{color:var(--concept-muted);font-size:var(--text-meta);letter-spacing:.025em;text-transform:uppercase;font-weight:600;line-height:1.45;display:block}@media (min-width:801px) and (max-width:1100px){.concept-hero{padding-inline:24px}.concept-hero-copy{width:58%}.concept-hero h1{font-size:clamp(38px,4.25vw,48px)}.concept-actions{grid-template-columns:1fr 1fr;display:grid}.concept-actions .concept-button:first-child{grid-column:1/-1}.concept-hero-facts strong{font-size:26px}}@media (max-width:800px){.concept-hero{min-height:0;padding:16px 18px 200px;display:block}.concept-hero-image{object-position:65% center}.concept-hero-copy{width:100%;padding:24px 20px}.concept-kicker{letter-spacing:.055em;gap:6px 8px;margin-bottom:22px;font-size:.6875rem}.concept-kicker span+span{padding-left:8px}.concept-hero h1{margin-bottom:18px;font-size:clamp(32px,8.5vw,54px);line-height:1.06}.concept-hero-lede{margin-bottom:20px;line-height:1.5}.concept-actions{grid-template-columns:1fr 1fr;display:grid}.concept-actions .concept-button{gap:10px;padding:10px 14px;font-size:.875rem}.concept-actions .concept-button:first-child{grid-column:1/-1}.concept-hero-facts{gap:8px;margin-top:22px}.concept-hero-facts strong{font-size:clamp(25px,6.7vw,36px)}.concept-hero-facts>div+div{padding-left:10px}}@media (max-width:360px){.concept-hero-copy{padding-inline:16px}.concept-kicker{gap:6px;font-size:.625rem}.concept-kicker span+span{padding-left:6px}.concept-hero h1{font-size:30px}.concept-actions .concept-button{gap:6px;padding-inline:10px}.concept-hero-facts{grid-template-columns:.9fr 1fr 1.1fr;gap:6px}.concept-hero-facts>div+div{padding-left:6px}.concept-hero-facts strong{font-size:20px}}.note-reference{vertical-align:super;letter-spacing:0;font-size:.65em;font-weight:550;line-height:0;display:inline}.note-reference a{color:#806428;text-underline-offset:2px;padding:4px 2px;text-decoration:underline;display:inline}.concept-market-inner{grid-template-columns:1fr 1.75fr auto;gap:24px;min-height:86px}.concept-market-name{flex-direction:column;align-items:flex-start;gap:4px}.concept-market-name small,.concept-market dt{font-size:var(--text-meta);color:#b6bab5}.concept-market-inner>span,.concept-market-inner>a{font-size:var(--text-meta)}.concept-market-price{font-size:var(--text-label)}.concept-market dd a{min-height:28px}.concept-thesis,.concept-signals,.concept-result,.concept-news{padding-block:clamp(64px,6vw,96px)}.concept-section-label{margin-bottom:36px}.concept-thesis h2.concept-thesis-title-audit{font-size:clamp(32px,3vw,46px)}.concept-thesis-grid{gap:5vw}.concept-resource-number strong{font-size:clamp(64px,7vw,106px)}.concept-system-copy{padding-block:64px}.concept-system-copy h2{font-size:clamp(36px,4.1vw,64px)}.concept-system-stat{margin-top:40px}.concept-system-stat span{font-size:var(--text-meta);color:#bec1bc}.concept-system-stat .note-reference a{color:#e0bd77}.concept-signal-list article{min-height:118px;padding-block:26px}.concept-signal-list h3{font-size:clamp(28px,3vw,42px)}.concept-result h2,.concept-close h2{font-size:clamp(38px,4.5vw,64px)}.concept-news-list h3{font-size:clamp(24px,2.5vw,36px)}.concept-news-list time{font-size:var(--text-label)}@media (min-width:801px){.concept-news-list>a{padding-block:clamp(28px,2.4vw,38px)}.concept-news-list h3{font-size:clamp(24px,2vw,30px);line-height:1.3}}@media (max-width:800px){.concept-news-list>a{isolation:isolate;position:relative}.concept-news-list>a:hover{background:0 0}.concept-news-list>a:before{content:"";z-index:-1;pointer-events:none;opacity:0;transition:opacity var(--motion-medium) ease;background:#a486480e;position:absolute;inset:0 -18px}.concept-news-list>a:is(:hover,:focus-visible,:active):before{opacity:1}}@media (max-width:800px) and (prefers-reduced-motion:reduce){.concept-news-list>a:before{transition:none}}.disclosure-notes{border-top:1px solid var(--concept-line);color:#555c56;margin-top:36px;padding-top:22px}.disclosure-notes p{max-width:1100px;margin:0 0 12px;font-size:.8125rem;line-height:1.65}.disclosure-notes p:last-child{margin-bottom:0}.disclosure-notes a{color:#715e31;text-underline-offset:3px;text-decoration:underline}.resource-note p{color:#c2c6c1;font-size:.8125rem}.editorial-hero,.corporate-masthead{min-height:0}.editorial-hero-copy,.corporate-masthead-copy,.editorial-hero-media,.corporate-masthead-media{min-height:620px}.editorial-hero h1,.corporate-masthead h1{max-width:12ch;font-size:clamp(48px,5.2vw,78px)}.editorial-hero-title,.corporate-masthead-title{padding-block:48px}.editorial-hero h1{margin-bottom:30px}.editorial-hero-compact{grid-template-columns:62% 38%}.editorial-hero-compact .editorial-hero-copy{min-height:520px;padding-block:28px}.editorial-hero-compact .editorial-hero-media{min-height:520px}.editorial-hero-compact .editorial-hero-title{padding-block:28px}.editorial-hero-compact .editorial-hero-title>p{margin-bottom:20px}.editorial-hero-compact h1{text-wrap:balance;max-width:18ch;margin-bottom:24px;font-size:clamp(48px,5.2vw,78px)}.editorial-hero-compact .editorial-hero-foot{display:none}.editorial-hero-actions{flex-wrap:wrap;align-items:center;gap:10px;margin-top:24px;display:flex}.editorial-shortcut{border-bottom:1px solid #92763c;justify-content:space-between;align-items:center;gap:18px;min-height:44px;padding:10px 0;font-size:.875rem;display:inline-flex}.editorial-shortcut>span{color:#806428}.editorial-hero-actions .editorial-shortcut{margin-left:12px}.page-masthead{background:var(--concept-paper);border-bottom:1px solid var(--concept-line)}.page-masthead-inner{flex-direction:column;min-height:384px;padding-block:30px 40px;display:flex}.page-masthead-top{font-size:var(--text-meta);letter-spacing:.1em;text-transform:uppercase;justify-content:space-between;gap:24px;margin-bottom:36px;line-height:1.5;display:flex}.page-masthead-top>span:first-child{font-weight:650}.page-masthead-top>span:last-child{color:#626861;text-align:right}.page-masthead-body{flex:1;grid-template-columns:1.15fr 1fr;align-items:start;gap:clamp(32px,5vw,80px);display:grid}.page-masthead-heading>p{color:#715e31;font-size:var(--text-meta);letter-spacing:.1em;text-transform:uppercase;margin:0 0 18px;font-weight:650;line-height:1.5}.page-masthead h1{letter-spacing:-.05em;text-wrap:balance;text-transform:none;max-width:18ch;margin:0;font-family:Inter Variable,Inter,Arial,sans-serif;font-size:clamp(46px,4.8vw,68px);font-weight:500;line-height:1.06}.page-masthead h1 span{color:#72786f}.page-masthead-summary{min-width:0;padding-top:36px}.page-masthead-body-unlabelled .page-masthead-summary{padding-top:0}.page-masthead-summary>p{color:#4f5550;max-width:48ch;margin:0;font-size:17px;line-height:1.65}.page-masthead-actions{flex-wrap:wrap;align-items:center;gap:10px 16px;margin-top:24px;display:flex}.page-masthead-actions .concept-button{gap:12px}.page-photograph{margin:var(--interior-gap) 0 0}.page-photograph img{aspect-ratio:16/7;object-fit:cover;background:#363932;width:100%;display:block}.manhattan-page .editorial-overview .page-photograph{width:min(84%,880px);margin-inline:auto}.manhattan-page .editorial-overview .page-photograph img{object-position:35% 65%}.page-photograph figcaption{color:#626861;font-size:var(--text-meta);justify-content:space-between;gap:16px;padding-top:14px;line-height:1.5;display:flex}.investor-stock-section{border-bottom:1px solid var(--concept-line);background:#fff;padding-block:48px}.investor-stock-heading{justify-content:space-between;align-items:center;gap:24px;margin-bottom:24px;display:flex}.editorial-page .investor-stock-heading h2{margin:0;font-size:clamp(28px,3vw,40px)}.investor-stock-heading p{color:#4f5550;font-size:var(--text-label);text-align:right;margin:0}.investor-stock-heading p span{color:#626861;font-size:var(--text-meta);margin-top:3px;display:block}.investor-market-tabs{grid-template-columns:repeat(4,minmax(0,1fr));gap:8px;margin-bottom:20px;display:grid}.investor-market-tabs button{color:#4f5550;text-align:left;cursor:pointer;background:#f7f8f5;border:1px solid #d5d8d1;border-radius:4px;flex-direction:column;align-items:flex-start;gap:4px;min-height:72px;padding:12px 18px;display:flex;position:relative}.investor-market-tabs button>span{font-size:15px;font-weight:600}.investor-market-tabs button>small{letter-spacing:.025em;font-size:12px}.investor-market-tabs button:hover{background:#f2f0e9;border-color:#a48a51}.investor-market-tabs button[aria-selected=true]{color:#171c17;background:#f3efe5;border-color:#92763c;box-shadow:inset 0 -2px #92763c}.investor-range-controls{background:#f7f8f5;border:1px solid #d5d8d1;border-radius:4px;gap:2px;margin-bottom:20px;padding:3px;display:inline-flex}.investor-range-controls button{color:#555c56;cursor:pointer;background:0 0;border:1px solid #0000;border-radius:2px;min-width:44px;min-height:44px;padding:8px 12px;font-size:13px}.investor-range-controls button:hover{color:#171c17;background:#eeeee7}.investor-range-controls button[aria-pressed=true]{color:#57451d;background:#fff;border-color:#b2a17b;font-weight:650}.investor-market-tabs button:focus-visible{outline-offset:3px;outline:2px solid #806428}.investor-range-controls button:focus-visible{outline-offset:3px;outline:2px solid #806428}#investor-stock-panel:focus-visible{outline-offset:3px;outline:2px solid #806428}.investor-stock-frame{height:430px;position:relative}.investor-stock-embed,.investor-stock-embed>.tradingview-widget-container{width:100%;height:100%}.investor-stock-status{color:#626861;font-size:var(--text-label);background:#fff;flex-direction:column;justify-content:center;align-items:center;gap:12px;display:flex;position:absolute;inset:0}.investor-stock-status p{margin:0}.investor-stock-status button{border:1px solid var(--concept-line);background:var(--concept-paper);min-height:44px;color:var(--concept-ink);cursor:pointer;padding:8px 16px}.investor-stock-foot{border-top:1px solid var(--concept-line);font-size:var(--text-meta);color:#626861;justify-content:space-between;align-items:center;gap:16px;margin-top:18px;padding-top:18px;display:flex}.investor-stock-foot p{margin:0}.investor-stock-foot a{color:#715e31;align-items:center;gap:8px;min-height:32px;display:inline-flex}.investor-stock-noscript{color:#626861;font-size:var(--text-label)}.video-dialog{color:#f2f3ed;overscroll-behavior:contain;background:#10130f;border:1px solid #42473f;border-radius:4px;width:min(1040px,100vw - 32px);max-width:none;max-height:calc(100dvh - 32px);margin:auto;padding:0;position:fixed;inset:0;overflow:auto;box-shadow:0 24px 90px #00000073}.video-dialog::backdrop{background:#070a08d6}.video-dialog-header{z-index:1;background:#10130f;justify-content:space-between;align-items:center;gap:24px;padding:20px 24px;display:flex;position:sticky;top:0}.video-dialog-header p{color:#c1ac79;letter-spacing:.08em;text-transform:uppercase;margin:0 0 6px;font-size:12px}.editorial-page .video-dialog h2{letter-spacing:-.02em;max-width:70ch;margin:0;font-size:20px;font-weight:500;line-height:1.35}.video-dialog-close{color:#fff;cursor:pointer;background:0 0;border:1px solid #63695e;border-radius:2px;flex-shrink:0;place-items:center;width:44px;height:44px;padding:0;display:grid}.video-dialog-close:hover{background:#30362b}.video-dialog-player{aspect-ratio:16/9;background:#000;width:100%;min-height:200px;max-height:calc(100dvh - 180px)}.video-dialog-player iframe{border:0;width:100%;height:100%;display:block}.video-dialog-footer{justify-content:flex-end;padding:8px 24px;display:flex}.video-dialog-footer a{color:#d0d4c9;align-items:center;gap:10px;min-height:44px;font-size:14px;display:inline-flex}:is(.video-dialog a:focus-visible,.video-dialog button:focus-visible){outline-offset:3px;outline:2px solid #d2b879}@media (max-width:800px){.video-dialog-header{align-items:flex-start;gap:16px;padding:16px}.editorial-page .video-dialog h2{font-size:17px}.video-dialog-footer{padding-inline:16px}.investor-stock-section{padding-block:36px}.investor-stock-heading{align-items:flex-start;gap:16px}.investor-market-tabs{grid-template-columns:repeat(2,minmax(0,1fr))}.investor-market-tabs button{padding-inline:14px}.investor-range-controls{display:flex}.investor-range-controls button{flex:1;min-width:0;padding-inline:6px}.investor-stock-frame{height:380px}.investor-stock-foot{flex-direction:column;align-items:flex-start;gap:4px}.page-masthead-inner{min-height:0;padding-block:24px 36px}.page-masthead-top{gap:16px;margin-bottom:28px;font-size:11px}.page-masthead-body{grid-template-columns:1fr;gap:24px}.page-masthead h1{font-size:clamp(38px,7.8vw,56px)}.page-masthead-heading>p{margin-bottom:14px}.page-masthead-summary{padding-top:0}.page-masthead-summary>p{font-size:16px}.page-masthead-actions{gap:10px 16px;margin-top:20px}.page-photograph img{aspect-ratio:4/3}.manhattan-page .editorial-overview .page-photograph{width:calc(100% - 24px)}.page-photograph figcaption{flex-wrap:wrap;gap:4px 16px}}.editorial-overview,.manhattan-story,.editorial-dark-section,.editorial-data-section,.editorial-documents,.investor-materials,.investor-capital,.editorial-news,.contact-primary,.contact-offices,.corporate-thesis,.corporate-leadership{padding-block:clamp(64px,6vw,96px)}.editorial-intro-grid h2,.investor-materials-head h2,.investor-capital-intro h2,.investor-field-head h2,.editorial-data-head h2,.editorial-news-head h2,.contact-primary-copy h2,.contact-offices-head h2{font-size:clamp(36px,4.2vw,62px)}.editorial-principles{margin-top:40px}.editorial-principles article{min-height:108px;padding-block:22px}.editorial-principles h3{font-size:clamp(26px,2.7vw,38px)}.investor-download-grid a{min-height:300px;padding:32px}.investor-download-grid h2{font-size:clamp(34px,3.6vw,52px)}.news-page .editorial-hero-advance{display:none}.editorial-news-head{gap:32px;margin-bottom:36px}.editorial-news-feature{gap:26px;min-height:0;padding:32px}.editorial-news-feature h3{max-width:30ch;margin:0 40px 0 0;font-size:clamp(30px,3.4vw,48px);line-height:1.15}.editorial-news-list>a{min-height:132px}.editorial-news-list h3{font-size:clamp(24px,2.3vw,32px)}.release-masthead{padding-block:28px}.release-masthead-grid{gap:48px;min-height:0;padding-block:42px}.release-heading h1{text-wrap:pretty;font-size:clamp(36px,3.6vw,54px);line-height:1.12}.release-article{padding-block:64px 88px}.release-content{font-size:1.0625rem}.release-content h2{font-size:clamp(28px,3vw,40px)}.release-content h3{font-size:clamp(24px,2.5vw,32px)}.signup-hero-grid{gap:48px;padding-block:54px}.signup-heading{padding-block:40px}.signup-heading h1{font-size:clamp(42px,4.5vw,68px);line-height:1.06}.signup-heading>p:first-child{font-size:var(--text-meta);margin-bottom:24px}.signup-lede{margin-top:28px}.signup-form-panel{padding:32px}.signup-form-panel .editorial-label{margin-bottom:30px}.signup-form-panel h2{font-size:44px}.signup-form-frame{margin-top:24px;padding-top:24px}.signup-form-consent{color:#555c56;font-size:.8125rem}.signup-fallback{border:1px solid var(--concept-line);padding:18px}.signup-fallback p{font-size:1rem}.signup-fallback a{text-decoration:underline}.signup-fallback button{cursor:pointer;background:0 0;border:1px solid;min-height:44px;padding:8px 16px}.signup-dialog{border:1px solid var(--concept-line);background:var(--concept-paper);width:min(580px,100vw - 32px);max-height:calc(100dvh - 32px);color:var(--concept-ink);overscroll-behavior:contain;margin:auto;padding:0;position:fixed;inset:0;overflow:auto;box-shadow:0 24px 90px #00000047}.signup-dialog::backdrop{background:#080c0aa8}.signup-dialog-bar{z-index:1;background:var(--concept-paper);justify-content:space-between;align-items:center;gap:20px;padding:18px 24px 12px 32px;display:flex;position:sticky;top:0}.signup-dialog-bar>p{color:#715e31;letter-spacing:.1em;text-transform:uppercase;margin:0;font-size:.75rem;font-weight:650}.signup-dialog-close{border:1px solid var(--concept-line);width:44px;height:44px;color:var(--concept-ink);cursor:pointer;background:0 0;flex-shrink:0;place-items:center;padding:0;display:grid}.signup-dialog-close:hover{background:#e3e5df}.signup-dialog-close span{font-size:28px;font-weight:400;line-height:1}.signup-dialog-content{padding:8px 32px 32px}.signup-dialog .signup-dialog-content>h2{color:var(--concept-ink);letter-spacing:-.04em;margin:0 0 18px;font-size:clamp(34px,4vw,44px);font-weight:500;line-height:1.08}.signup-dialog-content>p{color:#555c56;margin:0;font-size:1rem;line-height:1.6}.signup-dialog .signup-form-frame{margin-top:24px;padding-top:24px}.signup-dialog .signup-form-host,.signup-dialog .signup-form-host iframe{min-height:248px}.signup-dialog .signup-form-consent{margin-top:20px}@media (max-width:600px){.signup-dialog{width:calc(100vw - 24px);max-height:calc(100dvh - 24px)}.signup-dialog-bar{padding:12px 16px 8px 20px}.signup-dialog-content{padding:8px 20px 24px}.signup-dialog .signup-form-host,.signup-dialog .signup-form-host iframe{min-height:330px}}@media (min-width:801px) and (max-width:1100px){.concept-header-inner{grid-template-columns:174px minmax(0,1fr) auto;gap:20px}.concept-nav{gap:16px}.concept-market-inner{grid-template-columns:.75fr 1.6fr}.concept-market-inner>a{display:none}}@media (max-width:800px){.concept-header-inner{grid-template-columns:minmax(0,1fr) auto auto;gap:10px}.nasdaq-badge{gap:7px;min-height:44px;padding:5px 10px}.nasdaq-badge img{width:23px;height:20px}.nasdaq-badge strong{font-size:13px}.editorial-hero-compact{grid-template-columns:1fr}.concept-market-inner{grid-template-columns:1fr;gap:8px;min-height:116px;padding-block:16px}.concept-market dl>div{gap:4px;padding-left:10px}.concept-market dd a{flex-direction:column;gap:0;line-height:1.4}.concept-market dt{font-size:.75rem}.concept-market dd{font-size:.9375rem}.concept-market-price{font-size:.8125rem}.concept-thesis,.concept-signals,.concept-result,.concept-news{padding-block:56px}.concept-section-label{margin-bottom:28px}.concept-thesis-grid,.concept-result-grid{gap:30px}.concept-resource-number strong{font-size:clamp(62px,17vw,96px)}.concept-thesis h2.concept-thesis-title-audit{max-width:16ch;font-size:34px}.concept-system-image{min-height:320px}.concept-system-copy{min-height:0;padding:48px 24px}.concept-system-copy h2{font-size:38px}.concept-system-stat{margin-top:30px}.concept-signal-list article{grid-template-columns:28px 1fr;gap:10px 12px;padding-block:24px}.concept-signal-list h3{font-size:29px}.concept-result-data strong{font-size:106px}.concept-news-list>a{gap:12px;padding-block:24px}.concept-news-list h3{font-size:24px}.concept-close{padding-block:56px}.concept-close-grid{gap:28px}.concept-close h2{font-size:40px}.disclosure-notes{margin-top:28px}.editorial-hero-copy,.corporate-masthead-copy{min-height:0;padding:24px}.editorial-hero-title,.corporate-masthead-title{padding-block:36px}.editorial-hero h1,.corporate-masthead h1{margin-bottom:24px;font-size:clamp(40px,10vw,60px)}.editorial-hero-media,.corporate-masthead-media{min-height:320px}.editorial-hero-compact .editorial-hero-copy{min-height:0;padding:24px}.editorial-hero-compact .editorial-hero-title{padding:28px 0 0}.editorial-hero-compact h1{max-width:17ch;font-size:clamp(40px,10vw,60px)}.editorial-hero-compact .editorial-hero-media{min-height:200px}.editorial-hero-compact .editorial-hero-lede{gap:14px}.editorial-hero-actions{gap:8px}.editorial-hero-actions .concept-button{flex:auto}.editorial-hero-actions .editorial-shortcut{margin-left:0}.news-page .editorial-hero{display:block}.news-page .editorial-hero-copy{padding-bottom:28px}.news-page .editorial-hero-media{display:none}.editorial-overview,.manhattan-story,.editorial-dark-section,.editorial-data-section,.editorial-documents,.investor-materials,.investor-capital,.editorial-news,.contact-primary,.contact-offices,.corporate-thesis,.corporate-leadership{padding-block:56px}.editorial-intro-grid,.investor-materials-head,.investor-capital-grid,.editorial-news-head{gap:28px}.editorial-intro-grid h2,.investor-materials-head h2,.investor-capital-intro h2,.editorial-data-head h2,.editorial-news-head h2,.contact-primary-copy h2,.contact-offices-head h2{font-size:36px}.editorial-principles{margin-top:30px}.editorial-principles article{min-height:0}.investor-materials-head{margin-bottom:30px}.investor-download-grid a{min-height:260px;padding:24px}.investor-download-grid h2{font-size:36px}.editorial-news-head{margin-bottom:28px}.editorial-news-feature{gap:24px;min-height:0;padding:24px}.editorial-news-feature>div{flex-wrap:wrap;gap:12px}.editorial-news-feature h3{margin:0 0 28px;font-size:29px}.editorial-news-feature>i{bottom:18px;right:24px}.editorial-news-list>a{grid-template-columns:24px 1fr 20px;gap:12px;min-height:0;padding-block:24px}.editorial-news-list>a>div{flex-wrap:wrap;gap:4px 12px}.editorial-news-list h3{font-size:24px}.release-masthead{padding:20px 0 24px}.release-masthead-grid{gap:24px;padding-block:24px}.release-meta{flex-direction:row;align-items:center;gap:16px;min-height:0}.release-meta>div{border:0;padding:0}.release-meta span{margin-bottom:4px}.release-heading h1{font-size:clamp(29px,7.6vw,42px);line-height:1.15}.release-article{padding-block:40px 64px}.release-layout{gap:32px}.release-aside>p,.release-aside dl{display:none}.release-aside nav{grid-template-columns:1fr 1fr;margin-top:0}.release-content{font-size:1rem}.signup-hero-grid{gap:32px;width:100%;padding:32px 24px 40px}.signup-heading{padding:28px 0}.signup-heading h1{font-size:40px}.signup-categories{display:none}.signup-form-panel{margin:0;padding:24px}.signup-form-panel h2{font-size:38px}.signup-form-panel .editorial-label{margin-bottom:24px}.signup-notes{padding-block:56px}}.editorial-page,.corporate-page,.signup-page,.editorial-legal,.release-page,.release-archive-page{--interior-title:clamp(48px,5.2vw,78px);--interior-section-title:clamp(36px,4.2vw,62px);--interior-card-title:clamp(28px,3vw,40px);--interior-space:clamp(64px,6vw,96px);--interior-gap:clamp(32px,4vw,56px)}.editorial-hero h1,.corporate-masthead h1,.editorial-hero-compact h1,.signup-heading h1,.legal-masthead h1{max-width:18ch;font-size:var(--interior-title);letter-spacing:-.05em;text-wrap:balance;font-weight:500;line-height:1.04}:is(.editorial-page,.corporate-page,.signup-page) h2{font-size:var(--interior-section-title);letter-spacing:-.04em;line-height:1.08}.investor-download-grid h2,.signup-form-panel h2,.editorial-legal-copy h2{font-size:var(--interior-card-title);line-height:1.12}.contact-office-list h3,.district-model-copy h3{font-size:var(--interior-card-title)}.archive-release-list h2{font-size:clamp(24px,2.3vw,32px);line-height:1.2}.editorial-news-list>a>span,.editorial-news-list>a>div b,.editorial-news-list>a>div time{font-size:var(--text-meta)}.corporate-section-label,.editorial-label,.corporate-masthead-title>p,.corporate-masthead-media figcaption,.corporate-facts span,.corporate-board-profile-head span,.corporate-board-composition span,.corporate-directory-grid article>span,.signup-topline,.signup-categories span,.signup-categories p,.release-breadcrumb,.archive-heading>p,.archive-heading>span,.archive-year-nav>span,.legal-content aside p,.legal-content aside span,.editorial-legal-copy section>span,.contact-primary-action>span,.contact-office-list article>span,.editorial-results-row span:before{font-size:var(--text-meta);line-height:1.5}.archive-year-nav a{min-height:44px;font-size:var(--text-label)}.corporate-masthead h1{margin-bottom:30px}.corporate-masthead-title>p{margin-bottom:24px}.corporate-thesis,.corporate-leadership,.corporate-board,.corporate-directory,.editorial-overview,.manhattan-story,.editorial-dark-section,.editorial-data-section,.editorial-documents,.technical-archive,.investor-materials,.investor-capital,.investor-field-notes,.editorial-news,.contact-primary,.contact-offices,.editorial-cta,.signup-notes,.legal-content,.archive-list-section{padding-block:var(--interior-space)}.editorial-overview .editorial-label,.corporate-thesis .corporate-section-label,.manhattan-story-copy .editorial-label,.contact-primary-copy .editorial-label,.investor-capital-intro .editorial-label,.editorial-documents>.concept-shell>.editorial-label,.corporate-leadership-head,.investor-materials-head,.investor-field-head,.editorial-data-head,.technical-archive-head,.contact-offices-head,.corporate-directory-head{margin-bottom:var(--interior-gap)}.corporate-board-intro h2,.editorial-dark-intro h2,.corporate-facts,.editorial-fact-grid{margin-top:var(--interior-gap)}.editorial-image-copy{min-height:0;padding:var(--interior-space) clamp(24px,4vw,64px)}.editorial-image-copy h2{margin-bottom:28px}.district-model-copy{min-height:340px;padding:32px}.district-model-card{min-height:380px;margin-bottom:var(--interior-gap)}.legal-masthead{padding-block:var(--interior-space)}.legal-masthead .editorial-label{margin-bottom:var(--interior-gap)}.editorial-legal-copy p+p{margin-top:1.25em}.editorial-legal-copy section>div{min-width:0}.editorial-legal-copy h2{overflow-wrap:anywhere}.archive-masthead{padding-block:40px 64px}.archive-heading{align-items:center;gap:32px;margin:40px 0 0}.archive-heading h1{font-size:clamp(80px,9vw,128px);line-height:1}.contact-office-list p{margin-top:40px}.signup-hero-grid{min-height:0}.signup-heading h1{max-width:15ch}.signup-form-frame{position:relative}.signup-form-frame>[aria-live]{position:absolute;inset:24px 0 auto}.signup-form-frame>[aria-live]:has(.signup-fallback){position:static}.corporate-board-profile-bios{display:grid}.corporate-board-profile-copy{visibility:hidden;grid-area:1/1;animation:none}.corporate-board-profile-copy.is-active{visibility:visible}.corporate-board-profile-copy,.corporate-board-intro>p{color:#b9beb7}.corporate-people article:hover,.corporate-directory-grid article:hover,.editorial-index-list article:hover,.editorial-principles article:hover,.editorial-results-row:hover,.editorial-document-list a:hover,.investor-events>a:hover,.editorial-news-list>a:hover,.manhattan-map:hover{transform:none}.corporate-board-list>button:focus-visible{outline-offset:4px;outline:2px solid #d2b36d}@media (hover:hover) and (pointer:fine) and (prefers-reduced-motion:no-preference){.editorial-image-panel img{transition:transform .5s var(--motion-ease)}.editorial-image-panel:hover img{transform:scale(1.025)}}@media (max-width:800px){.editorial-page,.corporate-page,.signup-page,.editorial-legal,.release-page,.release-archive-page{--interior-title:clamp(40px,10vw,60px);--interior-section-title:36px;--interior-card-title:30px;--interior-space:56px;--interior-gap:28px}.corporate-masthead h1{margin-bottom:24px}.editorial-image-panel{min-height:320px}.district-model-copy{min-height:300px;padding:28px 24px}.district-model-visual{min-height:300px}.archive-masthead{padding-block:28px 40px}.archive-heading{gap:20px;margin-top:28px}.archive-heading h1{font-size:80px}.editorial-news-list h3,.archive-release-list h2{grid-column:1/3;font-size:24px}.contact-office-list article{min-height:0;padding:26px 20px}.contact-office-list p{margin-top:24px}.signup-heading{padding-block:16px}.signup-form-host,.signup-form-host iframe{min-height:330px}}@media (max-width:520px){.corporate-facts{grid-template-columns:1fr}.corporate-facts>div{grid-template-columns:100px minmax(0,1fr);align-items:center;gap:20px;min-height:0;padding:22px 0;display:grid}.corporate-facts>div+div{border-left:0;border-top:1px solid var(--concept-line);padding-left:0}.corporate-facts strong{margin-bottom:0}}@media (prefers-reduced-motion:reduce){:is(.interior-header,.interior-footer,.editorial-page,.corporate-page,.signup-page,.editorial-legal,.release-page,.release-archive-page) *,:is(.interior-header,.interior-footer,.editorial-page,.corporate-page,.signup-page,.editorial-legal,.release-page,.release-archive-page) :before,:is(.interior-header,.interior-footer,.editorial-page,.corporate-page,.signup-page,.editorial-legal,.release-page,.release-archive-page) :after{transition:none!important;animation:none!important}}.resource-dialog{color:#f3f3ee;background:#111410;border:1px solid #44493e;width:min(1440px,100% - 32px);max-width:none;height:calc(100dvh - 32px);max-height:none;margin:auto;padding:0;overflow:hidden;box-shadow:0 24px 80px #0005}.resource-dialog[open]{flex-direction:column;display:flex}.resource-dialog::backdrop{background:#080b09cc}.resource-dialog-header{border-bottom:1px solid #3d4237;flex:none;justify-content:space-between;align-items:center;gap:24px;padding:16px 24px;display:flex}.resource-dialog-header h2{letter-spacing:-.02em;-webkit-line-clamp:2;-webkit-box-orient:vertical;min-width:0;margin:0;font-size:19px;font-weight:500;line-height:1.35;display:-webkit-box;overflow:hidden}.resource-dialog-close{width:44px;height:44px;color:inherit;cursor:pointer;background:0 0;border:1px solid #686e60;flex:0 0 44px;place-items:center;padding:0;display:grid}.resource-dialog-content{background:#e5e7e2;flex:auto;min-height:0;position:relative}.resource-dialog-content-vrify{background:#121712}.resource-dialog-content iframe{border:0;width:100%;height:100%;display:block;position:relative}.resource-dialog-status{color:#5b6258;text-align:center;place-items:center;margin:0;padding:24px;font-size:14px;display:grid;position:absolute;inset:0}.resource-dialog-content-vrify .resource-dialog-status{color:#c9ccbf}.resource-dialog-footer{border-top:1px solid #3d4237;flex:none;justify-content:space-between;align-items:center;gap:16px;padding:6px 24px;font-size:13px;display:flex}.resource-dialog-footer>span{color:#c2c6b8}.resource-vrify-hint{display:none}.resource-dialog-footer a,.resource-dialog-footer button{min-height:44px;color:inherit;font:inherit;cursor:pointer;background:0 0;border:0;align-items:center;gap:10px;padding:0;display:inline-flex}.resource-dialog-footer button{text-underline-offset:5px;text-decoration:underline}.resource-dialog button:hover,.resource-dialog a:hover{color:#dfc78e}.resource-dialog :focus-visible{outline-offset:-3px;outline:2px solid #dfc78e}.resource-image-stage{overscroll-behavior:contain;justify-content:center;align-items:center;width:100%;height:100%;display:flex;position:relative;overflow:auto}.resource-image-stage img{object-fit:contain;width:auto;max-width:100%;height:auto;max-height:100%;display:block}.resource-image-stage.is-zoomed{display:block}.resource-image-stage.is-zoomed img{min-width:100%;max-width:none;max-height:none}.resource-presentation{overscroll-behavior:contain;-webkit-overflow-scrolling:touch;touch-action:pan-x pan-y pinch-zoom;color:#253126;background:#d9dcd4;flex:auto;min-width:0;min-height:0;overflow:auto}.resource-presentation-pages{width:100%;padding:10px}.resource-presentation.is-enlarged .resource-presentation-pages{width:200%}.resource-presentation figure{margin:0 0 12px}.resource-presentation figure:last-child{margin-bottom:0}.resource-presentation img{background:#fff;width:100%;height:auto;display:block;box-shadow:0 2px 8px #0002}.resource-presentation figcaption{text-align:center;padding-top:6px;font-size:11px}.resource-presentation-error{background:#f3efe4;margin:0;padding:16px;font-size:14px;position:sticky;left:0}.resource-presentation-error a{color:#725722;text-decoration:underline}.resource-presentation-footer{flex-wrap:wrap}.resource-presentation-footer button{margin-left:auto}.resource-event-details{color:#171c17;background:#f1f2ee;flex:1;align-items:center;min-height:0;padding:clamp(24px,5vw,72px);display:grid;overflow:auto}.resource-event-details>div{width:min(680px,100%);margin-inline:auto}.resource-event-label{color:#75613b;margin:0 0 20px;font-size:14px}.resource-event-details h3{letter-spacing:-.035em;margin:0 0 32px;font-size:clamp(26px,4vw,42px);font-weight:500;line-height:1.15}.resource-event-details dl{border-block:1px solid #cbd1c5;gap:20px;margin:0 0 36px;padding:24px 0;display:grid}.resource-event-details dl>div{grid-template-columns:70px 1fr;gap:16px;display:grid}.resource-event-details dt{color:#626a5e}.resource-event-details dd{margin:0}.resource-event-details p,.resource-event-details dl{font-size:16px;line-height:1.6}.resource-event-details .resource-event-action{color:#fff;max-width:100%;min-height:52px;font:inherit;cursor:pointer;background:#183e2d;border:1px solid #183e2d;justify-content:space-between;align-items:center;gap:24px;padding:14px 20px;display:inline-flex}.resource-event-details .resource-event-action:hover{color:#fff;background:#244d39}.resource-event-details .resource-event-note{color:#626a5e;max-width:52ch;margin:16px 0 0;font-size:14px}.resource-event-details :focus-visible{outline-offset:3px;outline-color:#92763c}@media (max-width:600px){.resource-dialog{border:0;width:100%;height:100dvh;margin:0}.resource-dialog-header{padding:max(10px, env(safe-area-inset-top)) 12px 10px;gap:12px}.resource-dialog-header h2{font-size:16px}.resource-dialog-footer{padding:5px 12px max(5px, env(safe-area-inset-bottom));gap:10px;font-size:12px}.resource-vrify-label{display:none}.resource-vrify-hint{font-size:11px;display:inline}}.document-library{margin-top:36px}.document-library-tabs{grid-template-columns:repeat(5,minmax(0,1fr));gap:8px;display:grid}.document-library-tabs button{color:#5f655c;text-align:left;min-height:58px;font:inherit;cursor:pointer;background:#f7f8f5;border:1px solid #d5d8d0;border-radius:3px;justify-content:space-between;align-items:center;gap:10px;padding:14px 16px;font-size:14px;font-weight:600;display:flex}.document-library-tabs button small{font-size:11px;font-weight:400}.document-library-tabs button[aria-selected=true]{color:#252a22;background:#f2eee4;border-color:#96814e;box-shadow:inset 0 -2px #96814e}.document-library-tabs button:hover{border-color:#96814e}.document-library :focus-visible{outline-offset:3px;outline:2px solid #92763c}.document-library-tools{justify-content:space-between;align-items:end;gap:24px;padding:30px 0 24px;display:flex}.document-library-tools h3{letter-spacing:-.035em;margin:0 0 7px;font-size:22px;font-weight:500;line-height:1.3}.document-library-tools p{color:#696e64;margin:0;font-size:13px}.document-library-filters{gap:12px;display:flex}.document-library-filters label{color:#62675e;gap:8px;font-size:12px;display:grid}.document-library-filters input,.document-library-filters select{color:#242820;height:44px;font:inherit;background:#fff;border:1px solid #cbd0c5;border-radius:2px;padding:0 12px;font-size:14px}.document-library-filters input{width:225px}.document-library-filters select{min-width:108px}.document-library-results{border-top:1px solid #bfc5b8}.document-library-row{color:#141711;border-bottom:1px solid #d5d9cf;grid-template-columns:62px minmax(0,1fr) auto 18px;align-items:center;gap:20px;padding:22px 16px;display:grid}a.document-library-row:hover{background:#f1f3ed}.document-year{color:#857044;font-variant-numeric:tabular-nums;font-size:13px}.document-name{gap:7px;min-width:0;display:grid}.document-name strong{font-size:17px;font-weight:500;line-height:1.5}.document-name small{color:#6e7467;font-size:12px}.document-format{color:#6e7467;white-space:nowrap;font-size:12px}.document-library-row>.arrow-icon{color:#92763c}.document-unavailable{color:#697060}.document-unavailable p{color:#727769;grid-column:2/-1;margin:-6px 0 0;font-size:12px}.document-library-empty{padding:36px 0}.document-library-empty p{color:#656c5d;margin:0 0 16px}.document-library-empty button{min-height:44px;font:inherit;cursor:pointer;background:0 0;border:1px solid #9b8858;align-items:center;gap:10px;padding:8px 16px;display:inline-flex}.document-library-footer{justify-content:space-between;align-items:center;gap:24px;margin-top:22px;display:flex}.document-library-footer p{color:#707667;max-width:45ch;margin:0;font-size:13px;line-height:1.6}.document-library-footer a{white-space:nowrap;border-bottom:1px solid #a48b54;align-items:center;gap:12px;min-height:44px;font-size:13px;display:inline-flex}.document-library-fallback{border-bottom:1px solid #cbd0c5;padding:20px 0}.document-library-fallback summary{cursor:pointer}.document-library-fallback p{line-height:1.6}@media (max-width:900px){.document-library-tabs button{padding:12px}.document-library-tools{flex-direction:column;align-items:start}.document-library-filters{width:100%}.document-library-filters label:last-child{flex:1}.document-library-filters input{width:100%}.document-library-footer{flex-direction:column;align-items:start;gap:12px}}@media (max-width:600px){.document-library-tabs{grid-template-columns:repeat(2,minmax(0,1fr));gap:6px}.document-library-tabs button:last-child{grid-column:1/-1}.document-library-tabs button{gap:5px;min-height:50px;padding:10px 8px;font-size:12px}.document-library-tabs button small{font-size:10px}.document-library-tools{gap:20px;padding:24px 0 20px}.document-library-tools h3{font-size:21px}.document-library-filters{gap:10px}.document-library-filters label{min-width:0}.document-library-filters select{min-width:94px}.document-library-row{grid-template-columns:minmax(0,1fr) auto 16px;gap:8px 12px;padding:18px 0}.document-year{grid-column:1;font-size:12px}.document-format{grid-area:1/2;font-size:11px}.document-library-row>.arrow-icon{grid-area:1/3}.document-name{grid-area:2/1/auto/-1}.document-name strong{font-size:15px}.document-unavailable p{grid-column:1/-1;margin:2px 0 0}}.consent-eyebrow{color:#715e31;letter-spacing:.12em;text-transform:uppercase;margin:0 0 12px;font-size:12px;font-weight:650;line-height:1.4}.privacy-banner{z-index:90;color:#171c17;background:#f7f8f5;border:1px solid #b7aa88;border-top:3px solid #92763c;border-radius:4px;width:min(460px,100% - 48px);max-height:calc(100dvh - 48px);padding:26px;position:fixed;bottom:24px;right:24px;overflow:auto;box-shadow:0 8px 40px #0003}.privacy-banner h2{color:#111410;letter-spacing:-.035em;margin:0 0 14px;font-size:30px;font-weight:500;line-height:1.1}.privacy-banner>p:not(.consent-eyebrow){color:#52594f;margin:0 0 20px;font-size:14px;line-height:1.65}.privacy-actions{grid-template-columns:repeat(2,minmax(0,1fr));gap:10px;display:grid}.privacy-action{color:#fff;min-height:46px;font:inherit;text-align:center;cursor:pointer;background:#171c17;border:1px solid #171c17;border-radius:2px;justify-content:center;align-items:center;padding:10px 14px;font-size:14px;font-weight:550;line-height:1.4;display:inline-flex}.privacy-action:hover{background:#333c30;border-color:#333c30}.privacy-action:disabled{cursor:wait;opacity:.6}.privacy-banner-links,.consent-gate-links{flex-wrap:wrap;justify-content:space-between;gap:4px 18px;margin-top:12px;display:flex}.privacy-banner-links a,.consent-gate-links a{text-underline-offset:4px;align-items:center;min-height:36px;font-size:13px;text-decoration:underline;display:inline-flex}.privacy-dialog{color:#171c17;background:#f7f8f5;border:1px solid #b7aa88;border-radius:4px;width:min(640px,100% - 32px);max-width:none;max-height:calc(100dvh - 32px);margin:auto;padding:0;overflow:hidden;box-shadow:0 24px 90px #0006}.privacy-dialog[open]{flex-direction:column;display:flex}.privacy-dialog::backdrop{background:#080b09ba}.privacy-dialog-header{border-bottom:1px solid #d3d7cd;flex-shrink:0;justify-content:space-between;align-items:center;gap:20px;padding:24px 28px 20px;display:flex}.privacy-dialog-header .consent-eyebrow{margin-bottom:8px}.privacy-dialog h2{letter-spacing:-.035em;margin:0;font-size:29px;font-weight:500;line-height:1.2}.privacy-close{color:#171c17;cursor:pointer;background:0 0;border:1px solid #adb2a7;flex:0 0 44px;place-items:center;width:44px;height:44px;padding:0;display:grid}.privacy-close:hover{background:#e6e9df}.privacy-dialog-body{overscroll-behavior:contain;min-height:0;padding:20px 28px;overflow:auto}.privacy-dialog-body>p{color:#52594f;margin:0 0 20px;font-size:14px;line-height:1.6}.privacy-essential{justify-content:space-between;align-items:flex-start;gap:20px;padding-bottom:20px;display:flex}.privacy-essential h3{margin:0 0 8px;font-size:16px;font-weight:600}.privacy-essential p{color:#596153;margin:0;font-size:13px;line-height:1.55}.privacy-essential>span{color:#596153;flex-shrink:0;padding-top:2px;font-size:12px;font-weight:650}.privacy-service{border-top:1px solid #d3d7cd;padding:16px 0 20px}.privacy-service label{cursor:pointer;justify-content:space-between;align-items:center;gap:24px;min-height:44px;font-size:16px;font-weight:600;display:flex}.privacy-service label small{color:#636c5c;margin-top:4px;font-size:13px;font-weight:400;display:block}.privacy-service input{accent-color:#806a37;cursor:pointer;flex:0 0 22px;width:22px;height:22px;margin:11px}.privacy-service>p{color:#52594f;margin:10px 0 8px;font-size:14px;line-height:1.6}.privacy-service>a,.privacy-policy-link{color:#715e31;text-underline-offset:4px;align-items:center;min-height:36px;font-size:13px;text-decoration:underline;display:inline-flex}.privacy-dialog-body .privacy-settings-note{border-top:1px solid #d3d7cd;margin:0;padding-top:16px;font-size:12px}.privacy-dialog-actions{border-top:1px solid #d3d7cd;flex-shrink:0;padding:16px 28px 20px}.privacy-save{color:#4f4121;width:100%;min-height:44px;font:inherit;cursor:pointer;background:#f0ebdf;border:1px solid #9c8b62;border-radius:2px;margin-top:10px;font-size:14px;font-weight:550}.privacy-save:hover{background:#e8dfcb}.consent-gate{color:#171c17;background:#eff1e9;place-items:center;padding:28px;display:grid}.consent-gate>div{width:100%;max-width:510px}.consent-gate h3{letter-spacing:-.025em;margin:0 0 12px;font-size:24px;font-weight:500;line-height:1.3}.consent-gate p:not(.consent-eyebrow){margin:0 0 16px;font-size:14px;line-height:1.6}.consent-gate p.consent-gate-note{color:#5d6654;font-size:12px}.consent-gate .consent-gate-links+.consent-gate-note{margin-top:16px;margin-bottom:0}.consent-gate-note a{text-underline-offset:3px;text-decoration:underline}.consent-external{text-underline-offset:4px;align-items:center;min-height:44px;margin-top:12px;font-size:14px;text-decoration:underline;display:inline-flex}.resource-dialog>.consent-gate{flex:1;min-height:0;overflow:auto}.video-dialog-player:has(.consent-gate){aspect-ratio:auto;min-height:320px;max-height:none}.video-dialog-player .consent-gate{min-height:320px}:is(.video-dialog,.resource-dialog) .consent-gate{color:#edf0e6;background:#171d15}:is(.video-dialog,.resource-dialog) .consent-eyebrow{color:#cbb581}:is(.video-dialog,.resource-dialog) .consent-gate-note{color:#b8c2aa}:is(.video-dialog,.resource-dialog) .consent-gate .privacy-action{color:#171c17;background:#f2efe5;border-color:#f2efe5}:is(.video-dialog,.resource-dialog) .consent-gate .privacy-action:hover{color:#171c17;background:#e3d6b6;border-color:#e3d6b6}.privacy-page{color:#171c17;background:#f3f4f0;padding:64px 0 88px}.privacy-page-intro{border-bottom:1px solid #cdd2c6;padding-bottom:42px}.privacy-page h1{letter-spacing:-.045em;margin:0 0 20px;font-size:clamp(38px,5.5vw,64px);font-weight:500;line-height:1.1}.privacy-page-intro>p:not(.consent-eyebrow){color:#56604f;margin:0 0 16px;font-size:18px;line-height:1.6}.privacy-page a{text-underline-offset:4px;text-decoration:underline}.privacy-page-intro>a{color:#715e31;align-items:center;min-height:44px;font-size:15px;display:inline-flex}.privacy-page-copy{max-width:780px;padding-top:8px}.privacy-page-copy section{padding-top:36px}.privacy-page-copy h2{letter-spacing:-.02em;margin:0 0 18px;font-size:27px;font-weight:500;line-height:1.3}.privacy-page-copy p{color:#4e5748;margin:0 0 18px;font-size:16px;line-height:1.75}.privacy-page code{overflow-wrap:anywhere;font-size:13px}.privacy-provider-list article{border-bottom:1px solid #cdd2c6;padding:20px 0}.privacy-provider-list h3{margin:0 0 8px;font-size:18px;font-weight:550}.privacy-provider-list article>a{color:#715e31;font-size:14px}.privacy-page-copy .privacy-reviewed{color:#6d7665;margin:40px 0 0;font-size:13px}@media (max-width:600px){.privacy-banner{right:12px;bottom:max(12px, env(safe-area-inset-bottom));width:calc(100% - 24px);max-height:calc(100dvh - 32px);padding:20px}.privacy-banner h2{font-size:27px}.privacy-banner-links{gap:2px 12px}.privacy-dialog{width:calc(100% - 20px);max-height:calc(100dvh - 20px)}.privacy-dialog-header{gap:12px;padding:16px}.privacy-dialog h2{font-size:25px}.privacy-dialog-body{padding:16px}.privacy-dialog-actions{padding:12px 16px 16px}.privacy-actions{gap:8px}.privacy-action{padding-inline:10px;font-size:13px}.consent-gate{padding:24px 18px}.consent-gate h3{font-size:21px}.privacy-page{padding-top:40px}}.header-market{background:#e9ebe5;border-top:1px solid #1418141a}.header-market-inner{justify-content:space-between;align-items:center;gap:24px;min-height:44px;display:flex}.header-market-note{color:#656a60;letter-spacing:.1em;text-transform:uppercase;white-space:nowrap;font-size:10px;font-weight:500}.header-market-list{align-items:stretch;display:flex}.header-market-quote{min-height:44px;color:var(--concept-ink);align-items:center;gap:12px;padding:0 22px;text-decoration:none;display:flex}.header-market-quote+.header-market-quote{border-left:1px solid #1418141f}.header-market-quote:last-child{padding-right:0}.header-market-quote:hover{background:#ffffff70}.header-market-quote:focus-visible{outline:2px solid var(--concept-gold);outline-offset:-2px}.header-market-symbol{white-space:nowrap;align-items:baseline;gap:6px;display:flex}.header-market-symbol small{color:#706340;letter-spacing:.025em;font-size:10px;font-weight:600}.header-market-symbol b{letter-spacing:.02em;font-size:11px;font-weight:650}.header-market-price,.header-market-change{font-variant-numeric:tabular-nums;white-space:nowrap}.header-market-price{text-align:right;min-width:76px;font-size:12px;font-weight:550}.header-market-price[data-quote-state=unavailable]{color:#757a71}.header-market-change{text-align:right;min-width:54px;font-size:10px}.header-market-change.is-up{color:#496746}.header-market-change.is-down{color:#98604f}.header-market-change.is-flat{color:#656a60}@media (max-width:1200px){.header-market-inner{gap:12px}.header-market-quote{gap:9px;padding-inline:14px}}@media (max-width:1000px) and (min-width:801px){.header-market-note{letter-spacing:.05em;font-size:9px}.header-market-quote{gap:6px;padding-inline:10px}.header-market-price{min-width:68px}.header-market-change{min-width:48px}}@media (max-width:800px){.concept-header:has(.header-market){flex-direction:column;display:flex}.concept-header:has(.header-market) .concept-header-inner{grid-template-columns:minmax(0,1fr) auto}.concept-header:has(.header-market) .concept-header-actions{display:none}.concept-header:has(.header-market) .concept-menu nav{max-height:calc(100svh - 129px)}.header-market{border-top:0;border-bottom:1px solid #1418141a;order:-1}.header-market-inner{min-height:36px;padding-block:0;display:block}.header-market-note{display:none}.header-market-list{justify-content:space-between;gap:10px;display:flex}.header-market-quote{justify-content:center;gap:6px;min-width:0;min-height:36px;padding:0}.header-market-quote+.header-market-quote{border-left:0}.header-market-quote:first-child{justify-content:flex-start;padding-left:0}.header-market-quote:last-child{justify-content:flex-end;padding-right:0}.header-market-symbol{align-items:center;gap:4px}.header-market-symbol small{color:#616952;letter-spacing:0;font-size:9px}.header-market-symbol b,.header-market-change{display:none}.header-market-price{text-align:left;min-width:0;font-size:10px;line-height:1.3}}@media (max-width:520px){.editorial-results-row{grid-template-columns:repeat(2,minmax(0,1fr));padding-inline:14px}.editorial-results-row span{overflow-wrap:anywhere;grid-template-columns:minmax(0,1fr);gap:4px;min-width:0}}.page-section-navigation{border-bottom:1px solid var(--concept-line);background:#f5f6f2}.page-section-desktop{align-items:center;gap:36px;min-height:60px;display:flex}.page-section-desktop>span{color:#74796d;letter-spacing:.08em;text-transform:uppercase;flex-shrink:0;font-size:11px;font-weight:600}.page-section-desktop>div{flex-wrap:wrap;align-items:center;gap:0 30px;display:flex}.page-section-navigation a{color:#414a3d;border-bottom:1px solid #0000;align-items:center;min-height:44px;font-size:13px;display:inline-flex}.page-section-navigation a:hover{color:#715e31;border-bottom-color:#92763c}.page-section-mobile{display:none}.corporate-report-links{border-top:1px solid var(--concept-line);justify-content:space-between;align-items:baseline;gap:24px;margin-top:40px;padding-top:28px;display:flex}.corporate-report-links h3{margin:0;font-size:20px;font-weight:500}.corporate-report-links>div{flex-wrap:wrap;gap:12px 28px;display:flex}.corporate-report-links a,.investor-media-archive-link{color:#715e31;border-bottom:1px solid #a89c7a;align-items:center;gap:20px;min-height:44px;font-size:14px;display:inline-flex}.investor-media-archive-link{margin:-18px 0 36px}.investor-adr{background:#e9ebe5;padding-block:clamp(56px,6vw,96px)}.investor-adr-head{grid-template-columns:1.15fr 1fr;align-items:start;gap:32px 7vw;margin-bottom:36px;display:grid}.investor-adr-head>.editorial-label{grid-column:1/-1}.investor-adr-head>p{color:#586151;margin:0;font-size:16px;line-height:1.7}.investor-adr-head h2{letter-spacing:-.04em;max-width:19ch;margin:0;font-size:clamp(30px,3.6vw,48px);font-weight:500;line-height:1.12}.investor-adr-intro{color:#586151;font-size:16px;line-height:1.7}.investor-adr-intro p{margin:0 0 14px}.investor-adr-intro h3{color:#202b20;margin:0 0 12px;font-size:18px;font-weight:500}.investor-adr-intro{margin-bottom:28px}.investor-adr-list{border-top:1px solid #c1c7b8}.investor-adr-item{border-bottom:1px solid #c1c7b8}.investor-adr-item summary{cursor:pointer;justify-content:space-between;align-items:center;gap:24px;min-height:64px;padding-block:20px;font-size:clamp(16px,1.6vw,20px);line-height:1.45;list-style:none;display:flex}.investor-adr-item summary::-webkit-details-marker{display:none}.investor-adr-chevron{color:#806428;flex-shrink:0;width:20px;height:20px}.investor-adr-item[open] .investor-adr-chevron{transform:rotate(180deg)}.investor-adr-answer{color:#485140;overflow-wrap:anywhere;max-width:900px;padding:0 44px 24px 0;font-size:15px;line-height:1.8}.investor-adr-answer p{margin:0 0 16px}.investor-adr-answer ol{margin:0 0 18px;padding-left:24px}.investor-adr-answer li{margin-bottom:10px}.investor-adr-answer a,.investor-adr-notice a{color:#715e31;text-underline-offset:3px;text-decoration:underline}.investor-adr-notice{background:#ffffff80;border-left:2px solid #92763c;margin-top:28px;padding:24px;font-size:14px;line-height:1.7}.investor-adr-notice h3{margin:0 0 10px;font-size:17px;font-weight:600}.investor-adr-notice p{margin:0}@media (min-width:801px){.header-market-inner{justify-content:center;position:relative}.header-market-note{position:absolute;left:0}.header-market-quote:last-child{padding-right:22px}}@media (min-width:801px) and (max-width:1200px){.header-market-note{display:none}.header-market-quote:last-child{padding-right:14px}}@media (min-width:801px) and (max-width:1000px){.header-market-quote:last-child{padding-right:10px}}.media-library-section{background:#fff;padding-block:clamp(44px,6vw,88px)}.media-library-heading{border-bottom:1px solid var(--concept-line);justify-content:space-between;align-items:baseline;gap:24px;margin-bottom:36px;padding-bottom:26px;display:flex}.media-library-heading h2{letter-spacing:-.03em;margin:0;font-size:22px;font-weight:500}.media-library-heading .editorial-label{margin-bottom:18px}.media-library-heading p{max-width:53ch;color:var(--concept-muted);margin:0;font-size:13px;line-height:1.65}.media-library-heading a{color:#715e31;text-underline-offset:3px;text-decoration:underline}.media-library-page .investor-media-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:42px 24px}.media-library-page .investor-media-grid>a:first-child{grid-column:auto}.media-library-page .investor-media-grid h3{font-size:clamp(19px,1.8vw,26px);line-height:1.25}:is(.page-section-navigation :focus-visible,.investor-adr :focus-visible){outline-offset:4px;outline:2px solid #92763c}@media (min-width:601px) and (max-width:1000px){.media-library-page .investor-media-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (max-width:600px){.media-library-heading{display:block}.media-library-heading h2{margin-bottom:12px}.media-library-page .investor-media-grid{grid-template-columns:minmax(0,1fr);gap:34px}.media-library-page .investor-media-grid h3{font-size:22px}}@media (max-width:800px){.page-section-desktop{display:none}.page-section-mobile{display:block}.page-section-mobile summary{cursor:pointer;color:#5c654f;justify-content:space-between;align-items:center;min-height:52px;font-size:13px;list-style:none;display:flex}.page-section-mobile summary::-webkit-details-marker{display:none}.page-section-mobile[open] summary .arrow-icon{transform:rotate(180deg)}.page-section-mobile>div{grid-template-columns:repeat(2,minmax(0,1fr));gap:0 20px;padding-bottom:14px;display:grid}.corporate-report-links{display:block}.corporate-report-links>div{margin-top:16px}.investor-adr-head{grid-template-columns:1fr;gap:24px}.investor-adr-answer{padding-right:0}.investor-adr-notice{padding:18px}}.media-navigation{border-bottom:1px solid var(--concept-line);background:#f5f6f2}.media-navigation>div{gap:32px;display:flex}.media-navigation a{color:#66705e;border-bottom:2px solid #0000;align-items:center;min-height:60px;font-size:14px;display:flex}.media-navigation a[aria-current=page]{color:#243b2c;border-bottom-color:#92763c;font-weight:600}.media-navigation a:hover{color:#715e31}.photo-gallery-section{padding-block:var(--interior-space);background:#f8f9f5}.photo-gallery-heading{justify-content:space-between;align-items:end;gap:28px;margin-bottom:36px;display:flex}.photo-gallery-heading .editorial-label{margin-bottom:24px}.photo-gallery-heading h2{letter-spacing:-.04em;margin:0;font-size:clamp(28px,3.4vw,46px);font-weight:500;line-height:1.12}.photo-gallery-heading>a{color:#715e31;border-bottom:1px solid #a89c7a;flex-shrink:0;align-items:center;gap:24px;min-height:44px;font-size:14px;display:inline-flex}.photo-gallery-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:38px 24px;display:grid}.photo-gallery-grid figure{margin:0}.photo-gallery-image{aspect-ratio:4/3;background:#e2e6da;position:relative;overflow:hidden}.photo-gallery-image img{object-fit:cover;width:100%;height:100%}.photo-gallery-image>span{color:#fff;background:#142319b8;border:1px solid #ffffff70;place-items:center;width:36px;height:36px;display:grid;position:absolute;bottom:14px;right:14px}.photo-gallery-grid a:hover .photo-gallery-image>span{background:#324b36}.photo-gallery-grid figcaption{grid-template-columns:22px 1fr;align-items:baseline;gap:12px;margin-top:16px;display:grid}.photo-gallery-grid figcaption>span{color:#837144;font-variant-numeric:tabular-nums;font-size:11px}.photo-gallery-grid h3{letter-spacing:-.02em;margin:0;font-size:18px;font-weight:500;line-height:1.45}:is(.photo-gallery-grid a:focus-visible,.media-navigation a:focus-visible){outline-offset:5px;outline:2px solid #92763c}.photo-lightbox{color:#f4f5ef;background:#121a14;border:1px solid #687160;border-radius:3px;width:min(1240px,100vw - 40px);max-width:none;height:min(900px,100dvh - 40px);max-height:none;margin:auto;padding:0;position:fixed;inset:0;overflow:hidden}.photo-lightbox[open]{flex-direction:column;display:flex}.photo-lightbox::backdrop{background:#0a110dec}.photo-lightbox-header{flex-shrink:0;justify-content:space-between;align-items:center;gap:24px;padding:10px 16px 10px 24px;display:flex}.photo-lightbox-header h2{letter-spacing:.07em;text-transform:uppercase;color:#cbd1c3;margin:0;font-size:12px;font-weight:500;line-height:1.5}.photo-lightbox button{color:#f2f4ec;cursor:pointer;background:0 0;border:1px solid #64705d;flex-shrink:0;place-items:center;width:44px;height:44px;padding:0;display:grid}.photo-lightbox button:hover{background:#30412e}:is(.photo-lightbox button:focus-visible,.photo-lightbox a:focus-visible){outline-offset:3px;outline:2px solid #d2b879}.photo-lightbox-stage{touch-action:pan-y pinch-zoom;background:#0c120e;flex:1;place-items:center;min-height:0;display:grid;position:relative;overflow:hidden}.photo-lightbox-stage img{object-fit:contain;opacity:0;width:100%;height:100%;min-height:0;display:block}.photo-lightbox-stage img.is-ready{opacity:1}.photo-lightbox-status{color:#cbd1c3;text-align:center;margin:0;font-size:14px;position:absolute;inset:50% 24px auto;transform:translateY(-50%)}.photo-lightbox-footer{flex-shrink:0;justify-content:space-between;align-items:center;gap:24px;padding:18px 24px;display:flex}.photo-lightbox-caption p{color:#c0ad79;font-variant-numeric:tabular-nums;letter-spacing:.08em;margin:0 0 6px;font-size:11px}.photo-lightbox-caption h3{margin:0;font-size:18px;font-weight:450;line-height:1.4}.photo-lightbox-actions{flex-shrink:0;align-items:center;gap:10px;display:flex}.photo-lightbox-actions>a{color:#cbd1c3;align-items:center;gap:10px;min-height:44px;margin-right:14px;font-size:13px;display:inline-flex}@media (min-width:601px) and (max-width:1000px){.photo-gallery-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (max-width:600px){.media-navigation>div{gap:24px}.media-navigation a{min-height:54px;font-size:12px}.photo-gallery-grid{grid-template-columns:1fr;gap:30px}.photo-gallery-heading{flex-direction:column;align-items:start;gap:16px}.photo-gallery-heading .editorial-label{margin-bottom:20px}.photo-lightbox{width:calc(100vw - 16px);height:calc(100dvh - 24px)}.photo-lightbox-header{gap:12px;padding:8px 10px 8px 16px}.photo-lightbox-header h2{font-size:10px}.photo-lightbox-footer{flex-direction:column;align-items:start;gap:14px;padding:16px}.photo-lightbox-caption h3{font-size:16px}.photo-lightbox-actions{justify-content:flex-end;width:100%}.photo-lightbox-actions>a{margin-right:auto}}.photo-gallery-divider{border-top:1px solid var(--concept-line);grid-column:1/-1;margin-top:20px;padding-top:30px}.photo-gallery-divider h2{letter-spacing:-.025em;margin:0 0 10px;font-size:24px;font-weight:500}.photo-gallery-divider p{color:var(--concept-muted);margin:0;font-size:14px;line-height:1.6}.photo-gallery-archived .photo-gallery-image{background:#e7e9e1}.photo-gallery-archived .photo-gallery-image img,.photo-lightbox-stage img{object-fit:scale-down}.native-signup{color:#24392b;width:100%}.native-signup form{gap:20px;display:grid}.native-signup label{gap:7px;font-size:14px;line-height:1.5;display:grid}.native-signup input:not([type=checkbox]){width:100%;min-width:0;font:inherit;background:#fff;border:1px solid #bac6b8;border-radius:3px;padding:13px 14px;font-size:16px}.native-signup-names{grid-template-columns:1fr 1fr;gap:16px;display:grid}.native-signup .native-signup-consent{align-items:flex-start;gap:12px;font-size:14px;display:flex}.native-signup-consent input{accent-color:#806428;flex-shrink:0;width:18px;height:18px;margin-top:3px}.native-signup button{color:#fff;font:inherit;cursor:pointer;background:#806428;border:0;border-radius:3px;padding:15px 24px;font-size:15px}.native-signup button:hover:not(:disabled){background:#715e31}.native-signup button:disabled{opacity:.6;cursor:wait}.native-signup-trap{clip-path:inset(50%);width:1px;height:1px;position:absolute;overflow:hidden}.native-signup-error{color:#8b3f29;margin:0;font-size:14px}.native-signup :focus-visible{outline-offset:3px;outline:3px solid #9a7f41}@media (max-width:400px){.native-signup-names{grid-template-columns:1fr}}@media (min-width:1101px){.editorial-image-copy{padding-right:max(48px, calc((100vw - var(--content-max-width)) / 2))}.concept-result-grid,.corporate-thesis-grid,.corporate-leadership-head,.corporate-board-grid,.editorial-intro-grid,.manhattan-story-grid,.editorial-dark-grid,.investor-materials-head,.investor-capital-grid,.investor-field-grid,.contact-primary-grid,.contact-offices-head,.legal-masthead-grid,.legal-content-grid,.investor-adr-head,.release-masthead-grid,.release-layout{column-gap:clamp(48px,5vw,80px)}.concept-thesis-grid,.concept-close-grid,.editorial-data-head,.technical-archive-head,.investor-field-head,.editorial-cta-grid,.editorial-news-head{column-gap:clamp(32px,4vw,64px)}}