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:root{--navy:#123762;--navy-dark:#071b2f;--burgundy:#6f1732;--gold:#c99a44;--sage:#6f8174;--ink:#17202a;--muted:#63717f;--line:#d9dee3;--paper:#f7f4ef;--surface:#fbfcfd;--surface-strong:#eef3f6;--white:#fff;--shadow:0 18px 48px #071b2f24;--shadow-soft:0 10px 30px #071b2f14;--shadow-crisp:0 18px 52px #071b2f1a}*{box-sizing:border-box}html{scroll-behavior:smooth}body{color:var(--ink);background:linear-gradient(180deg, #fff 0, var(--surface) 680px, #fff 100%);font-family:var(--font-geist-sans), ui-sans-serif, system-ui, sans-serif;text-rendering:geometricprecision;margin:0}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}h1,h2,h3,p{margin-top:0}.site-header{z-index:20;max-width:1280px;min-height:72px;color:var(--ink);-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);background:#fffffff0;border:1px solid #d9dee3eb;border-radius:8px;justify-content:space-between;align-items:center;gap:24px;margin:0 auto;padding:0 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