:root{--ink:#153a55;--teal:#258f91;--mint:#dcebe7;--paper:#f6f4ee;--white:#fff;--text:#2d3b42;--muted:#627177;--line:#d7dcd8}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--text);margin:0;font-family:Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}img{width:100%;max-width:100%;display:block}.site-header{justify-content:space-between;align-items:center;gap:28px;max-width:1240px;height:92px;margin:auto;padding:0 28px;display:flex}.brand{align-items:center;gap:11px;display:flex}.brand img{object-fit:cover;border-radius:50%;width:50px;height:50px}.brand span{color:var(--ink);text-transform:uppercase;letter-spacing:.06em;flex-direction:column;line-height:1;display:flex}.brand strong{font-size:15px}.brand small{margin-top:5px;font-size:10px}.site-header nav{gap:28px;font-size:14px;display:flex}.site-header nav a:hover,.text-link:hover{color:var(--teal)}.button{background:var(--ink);color:#fff;border-radius:3px;justify-content:center;align-items:center;padding:15px 22px;font-size:14px;font-weight:700;transition:transform .2s,background .2s;display:inline-flex}.button:hover{background:#20516e;transform:translateY(-2px)}.button-small{padding:11px 17px}.eyebrow{color:var(--teal);text-transform:uppercase;letter-spacing:.16em;margin:0 0 22px;font-size:12px;font-weight:700}.eyebrow.light{color:#87d5d1}.hero{background:#fff;grid-template-columns:1.05fr .95fr;max-width:1440px;min-height:690px;margin:auto;display:grid}.hero-copy{padding:90px max(48px,7vw) 54px}.hero h1,.property-hero h1{letter-spacing:-.055em;color:var(--ink);max-width:720px;margin:0;font-size:clamp(49px,5.4vw,78px);line-height:.98}.hero h1 em,.property-hero h1 em{color:var(--teal);font-family:Georgia,serif;font-weight:400}.lede{color:#53636a;max-width:650px;font-size:19px;line-height:1.65}.hero-actions{align-items:center;gap:28px;margin:34px 0 56px;display:flex}.text-link{font-size:14px;font-weight:700}.text-link span{color:var(--teal);margin-left:6px}.fact-strip,.property-meta{border-top:1px solid var(--line);gap:38px;padding-top:24px;display:flex}.fact-strip span,.property-meta span{text-transform:uppercase;letter-spacing:.08em;color:#758187;font-size:11px}.fact-strip strong,.property-meta strong{color:var(--ink);text-transform:none;letter-spacing:0;margin-bottom:5px;font-size:18px;display:block}.hero-visual{background:var(--teal);min-height:690px;position:relative;overflow:hidden}.hero-visual>img{object-fit:cover;filter:saturate(.8);height:100%}.hero-note{background:var(--ink);color:#fff;max-width:360px;padding:25px 30px;position:absolute;bottom:0;left:0}.hero-note span{color:#8fd5d0;text-transform:uppercase;letter-spacing:.15em;margin-bottom:8px;font-size:10px;display:block}.hero-note strong{font:24px/1.2 Georgia,serif}.mission,.property-story{grid-template-columns:1fr 1fr;gap:100px;max-width:1180px;margin:auto;padding:115px 28px 100px;display:grid}.mission h2,.properties h2,.impact h2,.faq h2,.contact h2,.property-story h2,.availability-banner h2,.property-next h2{letter-spacing:-.04em;color:var(--ink);margin:0;font-size:clamp(34px,4vw,56px);line-height:1.08}.mission-copy,.property-story>div:last-child{color:#58676d;font-size:19px;line-height:1.7}.approach{background:var(--ink);color:#fff;padding:100px max(28px,8vw)}.section-heading{justify-content:space-between;align-items:end;gap:40px;margin-bottom:70px;display:flex}.section-heading h2{letter-spacing:-.04em;max-width:700px;margin:0;font-size:clamp(34px,4vw,56px);line-height:1.05}.pillar-grid{border-top:1px solid #476276;grid-template-columns:repeat(3,1fr);display:grid}.pillar-grid article{border-right:1px solid #476276;margin-right:38px;padding:34px 38px 10px 0}.pillar-grid article:last-child{border:0}.pillar-grid span{color:#75c9c4;font:22px Georgia,serif}.pillar-grid h3{margin:34px 0 14px;font-size:25px}.pillar-grid p{color:#d1dce1;line-height:1.65}.properties{max-width:1180px;margin:auto;padding:120px 28px}.properties-intro{grid-template-columns:1fr 1fr;gap:100px;margin-bottom:55px;display:grid}.properties-intro p:last-child{color:var(--muted);margin:45px 0 0;font-size:18px;line-height:1.7}.property-card{background:#fff;grid-template-columns:1.25fr .75fr;transition:transform .25s,box-shadow .25s;display:grid;box-shadow:0 18px 50px #153a5514}.property-card:hover{transform:translateY(-5px);box-shadow:0 25px 60px #153a5524}.property-image{min-height:440px;position:relative}.property-image img{object-fit:cover;height:100%}.property-image>span{background:var(--teal);color:#fff;text-transform:uppercase;letter-spacing:.13em;padding:15px 22px;font-size:10px;position:absolute;bottom:0;left:0}.property-card-copy{flex-direction:column;justify-content:center;padding:65px 55px;display:flex}.property-card-copy h3{color:var(--ink);margin:0 0 20px;font:42px/1.05 Georgia,serif}.property-card-copy>p:not(.eyebrow){color:var(--muted);line-height:1.7}.card-link{color:var(--ink);border-top:1px solid var(--line);margin-top:30px;padding-top:20px;font-size:14px;font-weight:700}.card-link b{float:right;color:var(--teal)}.impact{background:var(--teal);color:#fff;grid-template-columns:1.1fr .9fr;gap:90px;padding:100px max(28px,8vw);display:grid}.impact h2,.contact h2,.availability-banner h2{color:#fff}.impact>div>p:last-child{color:#e5f2f0;max-width:590px;font-size:18px;line-height:1.65}.impact-list{flex-direction:column;display:flex}.impact-list span{color:#bce4df;border-bottom:1px solid #64b0af;padding:22px 0;font:28px Georgia,serif}.impact-list small{color:#fff;margin-left:28px;font:16px Arial,sans-serif}.faq{grid-template-columns:1fr 1fr;gap:100px;max-width:1180px;margin:auto;padding:115px 28px;display:grid}.faq-list details{border-top:1px solid var(--line);padding:24px 0}.faq-list details:last-child{border-bottom:1px solid var(--line)}.faq-list summary{cursor:pointer;color:var(--ink);justify-content:space-between;gap:20px;font-size:18px;font-weight:700;list-style:none;display:flex}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:"+";color:var(--teal);font-size:25px;font-weight:400}.faq-list details[open] summary:after{content:"−"}.faq-list p{color:var(--muted);font-size:16px;line-height:1.65}.faq-list a{text-decoration:underline;-webkit-text-decoration-color:var(--teal);text-decoration-color:var(--teal);text-underline-offset:4px}.contact{background:var(--ink);grid-template-columns:1fr 1fr;gap:80px;padding:85px max(28px,8vw);display:grid}.contact-details{color:#fff}.contact-details p{font-size:17px;line-height:1.6}.contact-details a{border-bottom:1px solid #536f82;padding:20px 0;font-size:21px;display:block}.contact-details a span{float:right;color:#8fd5d0}footer{color:#6d787d;grid-template-columns:1fr 1fr 1.3fr;align-items:center;gap:32px;max-width:1180px;margin:auto;padding:48px 28px;font-size:12px;display:grid}.footer-brand img{width:42px;height:42px}.property-hero{background:#fff;grid-template-columns:1.05fr .95fr;max-width:1440px;margin:auto;display:grid}.property-hero-copy{padding:65px max(42px,7vw) 70px}.back-link{color:var(--ink);margin-bottom:65px;font-size:13px;font-weight:700;display:inline-block}.property-meta{margin-top:42px}.property-hero-image{min-height:660px;position:relative}.property-hero-image img{object-fit:cover;height:100%}.property-hero-image>span{color:#fff;letter-spacing:.08em;background:#153a55eb;padding:16px 22px;font-size:11px;position:absolute;bottom:0;right:0}.property-story{padding-top:120px}.property-story>div:last-child>p{margin-top:0}.property-gallery{grid-template-columns:1.3fr .7fr;align-items:end;gap:24px;max-width:1180px;margin:0 auto 120px;padding:0 28px;display:grid}.property-gallery figure{margin:0}.property-gallery img{object-fit:cover;height:390px}.property-gallery .gallery-main img{height:540px}.property-gallery figcaption{text-transform:uppercase;letter-spacing:.12em;color:var(--muted);margin-top:12px;font-size:10px}.availability-banner{background:var(--teal);color:#fff;grid-template-columns:1fr 1fr;gap:80px;padding:85px max(28px,8vw);display:grid}.availability-banner>div:last-child{font-size:17px;line-height:1.6}.light-link{color:#fff;border-bottom:1px solid #91cfcc;margin-top:18px;padding-bottom:5px;display:inline-block}.property-next{text-align:center;max-width:800px;margin:auto;padding:115px 28px}.property-next>p:not(.eyebrow){color:var(--muted);max-width:680px;margin:25px auto 35px;font-size:18px;line-height:1.7}@media (width<=850px){.site-header nav{display:none}.hero,.mission,.properties-intro,.property-card,.impact,.faq,.contact,.property-hero,.property-story,.availability-banner{grid-template-columns:1fr}.hero-copy{padding:65px 28px}.hero-visual{min-height:480px}.pillar-grid{grid-template-columns:1fr}.pillar-grid article{border-bottom:1px solid #476276;border-right:0;margin-right:0;padding-bottom:28px}.section-heading{display:block}.properties-intro,.mission,.faq,.property-story{gap:35px}.property-image{min-height:420px}.property-hero-image{min-height:500px}.property-gallery{grid-template-columns:1fr 1fr}.property-gallery .gallery-main img,.property-gallery img{height:400px}footer{grid-template-columns:1fr}.impact{gap:40px}}@media (width<=540px){.site-header{padding:0 18px}.site-header .button{display:none}.hero h1,.property-hero h1{font-size:46px}.hero-actions{flex-direction:column;align-items:flex-start}.fact-strip,.property-meta{flex-wrap:wrap;gap:22px}.approach,.impact,.contact,.availability-banner,.properties,.mission,.faq,.property-story,.property-next{padding-left:22px;padding-right:22px}.property-card-copy{padding:42px 28px}.property-image{min-height:330px}.property-gallery{grid-template-columns:1fr;padding:0 22px}.property-gallery .gallery-main img,.property-gallery img{height:340px}.property-hero-copy{padding:35px 22px 55px}.back-link{margin-bottom:45px}}.site-header{max-width:1280px}.site-header nav{align-items:center;gap:22px}.site-header nav details{position:relative}.site-header nav summary{cursor:pointer;font-size:14px;list-style:none}.site-header nav summary::-webkit-details-marker{display:none}.site-header nav summary:after{content:"⌄";color:var(--teal);margin-left:6px}.nav-menu{z-index:5;border:1px solid var(--line);background:#fff;width:230px;padding:8px;position:absolute;top:28px;left:-15px;box-shadow:0 12px 30px #153a5524}.nav-menu a{padding:12px 10px;font-size:13px;display:block}.nav-menu a:hover{color:var(--teal);background:#eef5f2}.brand-mark{background:var(--teal);color:#fff;border-radius:50%;place-items:center;width:43px;height:43px;font:700 24px Georgia,serif;display:grid}.brand small{letter-spacing:.05em;text-transform:none}.umbrella-hero{max-width:1440px}.umbrella-hero .hero-visual{background:var(--teal)}.umbrella-hero .hero-visual>img{filter:saturate(.7)}.hero-note{max-width:375px}.intro-section,.content-split{grid-template-columns:1fr 1fr;gap:100px;max-width:1180px;margin:auto;padding:115px 28px 100px;display:grid}.intro-section h2,.simple-hero h1,.program-hero h1,.content-split h2,.programs-section h2,.approach-section h2,.impact-preview h2,.transparency-callout h2,.contact-callout h2,.relationship-grid h3,.transparency-grid h2,.request-section h2,.data-note h2,.contact-aside h2{letter-spacing:-.045em;color:var(--ink);margin:0;font-size:clamp(35px,4vw,58px);line-height:1.06}.intro-copy{color:var(--muted);font-size:18px;line-height:1.7}.programs-section{background:#fff;padding:110px max(28px,8vw)}.section-heading{justify-content:space-between;align-items:end;gap:60px;max-width:1180px;margin:0 auto 55px;display:flex}.section-heading h2{max-width:690px}.section-heading>p{max-width:290px;color:var(--muted);line-height:1.6}.program-grid{grid-template-columns:1fr 1fr;gap:24px;max-width:1180px;margin:auto;display:grid}.program-card{background:var(--paper);grid-template-rows:320px auto;transition:transform .2s,box-shadow .2s;display:grid}.program-card:hover{transform:translateY(-5px);box-shadow:0 18px 45px #153a551f}.program-card-image{position:relative;overflow:hidden}.program-card-image img{object-fit:cover;height:100%}.program-card-image span{background:var(--teal);color:#fff;text-transform:uppercase;letter-spacing:.1em;padding:13px 18px;font-size:10px;position:absolute;bottom:0;left:0}.program-card.griffon .program-card-image span{background:#68823b}.program-card-copy{padding:32px}.program-card-copy .eyebrow{margin-bottom:14px}.program-card-copy h3{color:var(--ink);margin:0 0 14px;font:36px/1.05 Georgia,serif}.program-card-copy p{color:var(--muted);min-height:52px;line-height:1.6}.program-card-copy>strong{color:var(--ink);border-top:1px solid var(--line);margin-top:25px;padding-top:18px;font-size:14px;display:block}.program-card-copy>strong span{float:right;color:var(--teal)}.approach-section{background:var(--ink);color:#fff;grid-template-columns:.9fr 1.1fr;gap:90px;padding:100px max(28px,8vw);display:grid}.approach-section h2{color:#fff}.approach-grid{border-top:1px solid #486174;grid-template-columns:repeat(3,1fr);display:grid}.approach-grid article{border-right:1px solid #486174;margin-right:25px;padding:28px 25px 10px 0}.approach-grid article:last-child{border:0;margin:0}.approach-grid span{color:#89d4ca;font:22px Georgia,serif}.approach-grid h3{margin:28px 0 12px;font-size:20px}.approach-grid p{color:#d5e1e5;font-size:15px;line-height:1.6}.impact-preview,.transparency-callout{justify-content:space-between;align-items:end;gap:80px;max-width:1180px;margin:auto;padding:110px 28px;display:flex}.impact-preview>div:first-child{max-width:720px}.impact-preview p,.transparency-callout p{color:var(--muted);font-size:18px;line-height:1.7}.transparency-callout{background:var(--mint);max-width:none;padding-left:max(28px,8vw);padding-right:max(28px,8vw)}.transparency-callout>div{max-width:530px}.contact-callout{background:var(--teal);color:#fff;justify-content:space-between;align-items:center;gap:50px;padding:78px max(28px,8vw);display:flex}.contact-callout h2{color:#fff}.light-button{color:var(--ink);background:#fff}.light-button:hover{background:#effaf6}.disclosure{color:#55636a;background:#edf1ec;padding:26px max(28px,8vw);font-size:12px;line-height:1.65}.footer-brand .brand-mark{width:38px;height:38px;font-size:20px}footer a{text-decoration:underline;-webkit-text-decoration-color:var(--teal);text-decoration-color:var(--teal);text-underline-offset:3px}.simple-hero{max-width:1180px;margin:auto;padding:100px 28px 105px}.simple-hero h1{max-width:850px}.simple-hero .lede{max-width:680px;margin-top:30px}.hero-subtitle{color:var(--teal);max-width:650px;font:26px/1.35 Georgia,serif}.program-hero{background:#fff;grid-template-columns:1.05fr .95fr;max-width:1440px;margin:auto;display:grid}.program-hero-copy{padding:55px max(42px,7vw) 75px}.program-hero-copy .back-link{color:var(--ink);margin-bottom:56px;font-size:13px;font-weight:700;display:inline-block}.program-hero h1{font-size:clamp(48px,5vw,75px)}.program-hero-image{min-height:630px;position:relative}.program-hero-image img{object-fit:cover;height:100%}.program-hero-image span{color:#fff;letter-spacing:.06em;background:#153a55eb;padding:15px 20px;font-size:11px;position:absolute;bottom:0;right:0}.program-hero.griffon .program-hero-image span{background:#495d27f0}.entity-chip{border-top:1px solid var(--line);color:var(--muted);flex-direction:column;gap:5px;margin-top:40px;padding-top:20px;font-size:12px;display:flex}.entity-chip strong{color:var(--ink);font-size:16px}.program-hero.griffon .eyebrow,.program-hero.griffon .entity-chip strong{color:#607c35}.check-list{margin:28px 0;padding:0;list-style:none}.check-list li{border-top:1px solid var(--line);padding:13px 0 13px 26px;font-size:15px;position:relative}.check-list li:before{content:"✓";color:var(--teal);font-weight:700;position:absolute;left:0}.photo-band{grid-template-columns:1.2fr .8fr;align-items:end;gap:22px;max-width:1180px;margin:0 auto 115px;padding:0 28px;display:grid}.photo-band figure{margin:0}.photo-band img{object-fit:cover;height:420px}.photo-band .photo-large img{height:570px}.photo-stack{gap:22px;display:grid}.photo-stack img{height:273px}.photo-band figcaption{color:var(--muted);text-transform:uppercase;letter-spacing:.12em;margin-top:10px;font-size:10px}.program-section{grid-template-columns:1fr 1fr;gap:85px;padding:92px max(28px,8vw);display:grid}.program-section h2{max-width:630px}.program-section p{color:var(--muted);font-size:18px;line-height:1.7}.teal-section{background:var(--teal);color:#fff}.teal-section h2{color:#fff}.teal-section p{color:#e5f3f1}.light-link{color:#fff;border-bottom:1px solid #a9d7d2;padding-bottom:5px}.privacy{padding-top:110px}.privacy-note{border-left:3px solid var(--teal);background:#eef2ed;padding:20px 22px;font-size:15px!important}.pale-section{background:#eff3ee}.pale-section h2{max-width:630px}.fact-list{margin:25px 0 0}.fact-list div{border-top:1px solid var(--line);grid-template-columns:1fr 1fr;gap:20px;padding:15px 0;display:grid}.fact-list dt{text-transform:uppercase;letter-spacing:.1em;color:var(--teal);font-size:12px}.fact-list dd{color:var(--ink);margin:0;font-size:15px}.relationship-grid,.transparency-grid{grid-template-columns:1fr 1fr;gap:22px;max-width:1180px;margin:0 auto 115px;padding:0 28px;display:grid}.relationship-grid article,.transparency-grid article{background:#fff;padding:40px}.relationship-grid h3{margin:0 0 15px;font-size:32px}.relationship-grid p,.transparency-grid p{color:var(--muted);line-height:1.65}.impact-list-page{max-width:1180px;margin:0 auto 115px;padding:0 28px}.impact-list-page article{border-top:1px solid var(--line);grid-template-columns:90px 1fr;gap:35px;padding:30px 0;display:grid}.impact-list-page span{color:var(--teal);font:28px Georgia,serif}.impact-list-page h2{color:var(--ink);margin:0 0 8px;font-size:30px}.impact-list-page p{color:var(--muted);margin:0;font-size:18px;line-height:1.65}.data-note,.request-section{background:var(--mint);max-width:900px;margin:0 auto 115px;padding:55px}.data-note h2,.request-section h2{font-size:40px}.data-note p,.request-section p{color:var(--muted);font-size:18px;line-height:1.7}.request-section{background:var(--ink);color:#fff}.request-section h2{color:#fff}.request-section p{color:#d5e1e5}.contact-layout{grid-template-columns:1fr 1fr;gap:100px;max-width:1180px;margin:0 auto 115px;padding:0 28px;display:grid}.contact-layout form{flex-direction:column;gap:10px;display:flex}.contact-layout label{color:var(--ink);margin-top:12px;font-size:14px;font-weight:700}.contact-layout input,.contact-layout select,.contact-layout textarea{width:100%;color:var(--text);background:#fff;border:1px solid #cbd5d0;border-radius:2px;padding:14px;font:15px Arial,sans-serif}.contact-layout select{appearance:auto}.form-note{color:var(--muted);font-size:12px;line-height:1.6}.form-note a{color:var(--ink);text-decoration:underline}.contact-aside{background:var(--ink);color:#fff;padding:45px}.contact-aside h2{color:#fff;font-size:40px}.contact-aside p{color:#d5e1e5;line-height:1.7}.email-card{border-top:1px solid #4b6678;flex-direction:column;gap:8px;margin-top:35px;padding-top:18px;display:flex}.email-card a{color:#9be0d8}@media (width<=850px){.site-header nav{display:none}.intro-section,.content-split,.program-section,.contact-layout,.program-hero,.approach-section{grid-template-columns:1fr;gap:40px}.program-grid,.relationship-grid,.transparency-grid{grid-template-columns:1fr}.section-heading,.impact-preview,.transparency-callout,.contact-callout{display:block}.section-heading>p{margin-top:25px}.approach-grid{grid-template-columns:1fr}.approach-grid article{border-bottom:1px solid #486174;border-right:0;margin:0;padding-bottom:25px}.program-hero-image{min-height:500px}.photo-band{grid-template-columns:1fr}.photo-band .photo-large img,.photo-band img,.photo-stack img{height:400px}.photo-stack{grid-template-columns:1fr 1fr}.contact-aside{margin-top:20px}}@media (width<=540px){.intro-section,.content-split,.simple-hero,.programs-section,.impact-preview,.transparency-callout,.relationship-grid,.transparency-grid,.impact-list-page,.data-note,.request-section,.contact-layout{padding-left:22px;padding-right:22px}.program-hero-copy{padding:35px 22px 55px}.program-hero h1{font-size:46px}.program-hero-copy .back-link{margin-bottom:42px}.photo-band{padding:0 22px}.photo-stack{grid-template-columns:1fr}.photo-band .photo-large img,.photo-band img,.photo-stack img{height:330px}.program-section,.approach-section,.contact-callout{padding-left:22px;padding-right:22px}.simple-hero{padding-top:70px}.simple-hero h1{font-size:46px}.nav-menu{display:none}}.availability-status{grid-template-columns:1fr 1fr;gap:85px;max-width:1180px;margin:auto;padding:95px 28px;display:grid}.availability-status h2{letter-spacing:-.045em;color:var(--ink);margin:0;font-size:clamp(35px,4vw,58px);line-height:1.06}.availability-status>div:last-child{color:var(--muted);font-size:18px;line-height:1.7}.routing-note{background:var(--mint);color:var(--ink);margin:0 0 6px;padding:10px 12px;font-size:12px}.contact-aside .email-card span{color:#cbdade;font-size:13px}.contact-aside .email-card+.email-card{margin-top:28px}@media (width<=850px){.availability-status{grid-template-columns:1fr;gap:35px}}@media (width<=540px){.availability-status{padding:75px 22px}}