:root{--forest: #006848;--kelly: #0c9748;--bright: #82c341;--forest-deep: #00432f;--ink: #1d2521;--muted: #5a6660;--line: #e2e8e3;--paper: #ffffff;--mist: #f4f7f4;--mist-2: #eef3ee;--footer-bg: #142a21;--radius: 14px;--radius-sm: 9px;--shadow-sm: 0 1px 3px rgba(0,0,0,.07), 0 1px 2px rgba(0,0,0,.04);--shadow: 0 10px 30px rgba(0,40,25,.1);--shadow-lg: 0 24px 60px rgba(0,40,25,.18);--maxw: 1180px;--font-display: "Montserrat", system-ui, -apple-system, "Segoe UI", sans-serif;--font-body: "Roboto Serif", Georgia, "Times New Roman", 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0 2rem}.accent-underline{position:relative;display:inline-block}.accent-underline:after{content:"";position:absolute;left:0;bottom:-.28em;width:64px;height:5px;border-radius:3px;background:linear-gradient(90deg,var(--bright),var(--kelly))}.btn{display:inline-flex;align-items:center;gap:.5rem;font-family:var(--font-display);font-weight:700;font-size:.98rem;padding:.82rem 1.4rem;border-radius:999px;border:2px solid transparent;cursor:pointer;text-decoration:none;line-height:1;transition:transform .15s ease,box-shadow .15s ease,background .15s ease}.btn--primary{background:var(--kelly);color:#fff;box-shadow:0 6px 18px #0c974847}.btn--primary:hover{background:var(--forest);transform:translateY(-1px);box-shadow:0 10px 24px 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rgba(255,255,255,.3);padding:.3rem .55rem;border-radius:6px}.footer-legal{border-top:1px solid rgba(255,255,255,.12);padding:26px 0 46px;font-size:.78rem;line-height:1.7;color:#94a89d}.footer-legal p{margin:0 0 .8rem}.footer-legal a{color:#b6cdc0;text-decoration:underline}@media(max-width:980px){.hero-grid{grid-template-columns:1fr;gap:30px}.hero-photo{order:-1}.cards{grid-template-columns:repeat(2,1fr)}.inv-grid,.about-grid{grid-template-columns:1fr}.about-grid .avatar{width:140px;height:140px}.footer-top{grid-template-columns:1fr 1fr}.two-calc{grid-template-columns:1fr}}@media(max-width:620px){.section{padding:56px 0}.cards,.roadmap,.dpa,.calc-grid,.footer-top{grid-template-columns:1fr}.profile-card{left:50%;transform:translate(-50%);bottom:-30px}.hero-photo{margin-bottom:26px}}
