:root{--color-navy:#003650;--color-teal:#019899;--color-light-teal:#63bfc0;--color-pale-teal:#bae3e3;--color-dark-gray:#373737;--color-white:#fff;--color-black:#000;--color-bg-light:#f4fafa;--font-display:"Instrument Sans",system-ui,sans-serif;--font-ui:"DM Sans",system-ui,sans-serif;--font-body:"IBM Plex Sans",system-ui,sans-serif;--text-display-sm:4rem;--text-display-md:5rem;--text-display-lg:6rem;--text-xs:.75rem;--text-sm:.875rem;--text-base:1rem;--text-lg:1.125rem;--text-xl:1.25rem;--text-2xl:1.5rem;--text-3xl:2rem;--text-4xl:2.75rem;--text-5xl:3.75rem;--text-6xl:5rem;--weight-regular:400;--weight-medium:500;--weight-semibold:600;--weight-bold:700;--space-1:.25rem;--space-2:.5rem;--space-3:.75rem;--space-4:1rem;--space-6:1.5rem;--space-8:2rem;--space-10:2.5rem;--space-12:3rem;--space-16:4rem;--space-20:5rem;--space-24:6rem;--max-width:1200px;--nav-height:80px;--radius-sm:3px;--radius-md:5px;--radius-lg:8px;--radius-xl:12px;--radius-pill:6px;--shadow-sm:0 1px 4px #00365014;--shadow-md:0 4px 16px #0036501f;--shadow-lg:0 8px 32px #00365029;--shadow-card:0 2px 8px #00365012,0 12px 32px #0036500f;--shadow-card-hover:0 4px 16px #0036501a,0 20px 48px #0036501a;--shadow-btn:0 2px 10px #01989938;--shadow-btn-hover:0 6px 22px #0198995c;--letter-spacing-tight:-.03em;--letter-spacing-display:-.02em;--letter-spacing-wide:.12em;--letter-spacing-wider:.2em;--transition-fast:.15s ease;--transition-base:.25s ease;--transition-slow:.4s ease}*,:before,:after{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}body{font-family:var(--font-ui);font-size:var(--text-base);color:var(--color-dark-gray);background:var(--color-white);-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;text-rendering:optimizeLegibility;line-height:1.7}img{max-width:100%;height:auto;display:block}a{color:inherit;text-decoration:none}ul,ol{list-style:none}
.btn{border-radius:var(--radius-pill);font-family:var(--font-ui);font-size:var(--text-sm);font-weight:var(--weight-semibold);letter-spacing:.08em;text-transform:uppercase;cursor:pointer;transition:all var(--transition-base);white-space:nowrap;border:2px solid #0000;justify-content:center;align-items:center;padding:.875rem 2.25rem;line-height:1;text-decoration:none;display:inline-flex}.btn-primary{background:var(--color-teal);color:var(--color-white);border-color:var(--color-teal);box-shadow:var(--shadow-btn)}.btn-primary:hover{box-shadow:var(--shadow-btn-hover);background:#018485;border-color:#018485;transform:translateY(-2px)}.btn-outline{color:var(--color-teal);border-color:var(--color-teal);background:0 0}.btn-outline:hover{background:var(--color-teal);color:var(--color-white);box-shadow:var(--shadow-btn);transform:translateY(-2px)}.btn-outline-white{color:var(--color-white);border-color:var(--color-white);background:0 0}.btn-outline-white:hover{color:var(--color-navy);background:#fffffff2;transform:translateY(-2px);box-shadow:0 6px 20px #0000002e}.btn-light-teal{background:var(--color-light-teal);color:var(--color-navy);border-color:var(--color-light-teal)}.btn-light-teal:hover{background:var(--color-teal);border-color:var(--color-teal);color:var(--color-white);box-shadow:var(--shadow-md);transform:translateY(-1px)}.btn-white{background:var(--color-white);color:var(--color-navy);border-color:var(--color-white)}.btn-white:hover{background:var(--color-pale-teal);border-color:var(--color-pale-teal);transform:translateY(-1px)}.btn-lg{font-size:var(--text-base);padding:1.1rem 2.75rem}.nav{height:var(--nav-height);z-index:1000;transition:background var(--transition-base),box-shadow var(--transition-base);position:fixed;top:0;left:0;right:0}.nav.scrolled,.nav.nav-solid{background:var(--color-white);box-shadow:var(--shadow-sm)}.nav-inner{max-width:var(--max-width);justify-content:space-between;align-items:center;height:100%;margin:0 auto;padding:0 2rem;display:flex}.nav-logo img{width:auto;height:52px}.nav-links{align-items:center;gap:2rem;display:flex}.nav-links a{font-size:var(--text-sm);font-weight:var(--weight-semibold);letter-spacing:.1em;text-transform:uppercase;color:var(--color-dark-gray);transition:color var(--transition-fast);padding-bottom:2px;position:relative}.nav-links a:after{content:"";background:var(--color-teal);height:2px;transition:right var(--transition-base);position:absolute;bottom:-2px;left:0;right:100%}.nav-links a:hover,.nav-links a.active{color:var(--color-teal)}.nav-links a:hover:after,.nav-links a.active:after{right:0}.nav:not(.scrolled):not(.nav-solid) .nav-links a{color:#ffffffe6}.nav:not(.scrolled):not(.nav-solid) .nav-links a:hover,.nav:not(.scrolled):not(.nav-solid) .nav-links a.active{color:var(--color-white)}.nav:not(.scrolled):not(.nav-solid) .nav-cta.btn-primary{color:var(--color-white);background:#ffffff26;border-color:#fff9}.nav:not(.scrolled):not(.nav-solid) .nav-cta.btn-primary:hover{background:var(--color-white);color:var(--color-navy);border-color:var(--color-white)}.nav-cta{font-size:var(--text-xs);letter-spacing:.08em;margin-left:1.5rem;padding:.5rem 1.25rem}.hamburger{cursor:pointer;background:0 0;border:none;flex-direction:column;gap:5px;padding:14px;display:none}.hamburger span{background:var(--color-dark-gray);width:24px;height:2px;transition:all var(--transition-base);border-radius:2px;display:block}.nav:not(.scrolled):not(.nav-solid) .hamburger span{background:var(--color-white)}.hamburger.open span:first-child{transform:translateY(7px)rotate(45deg)}.hamburger.open span:nth-child(2){opacity:0}.hamburger.open span:nth-child(3){transform:translateY(-7px)rotate(-45deg)}.nav-item{position:relative}.nav-item>a{align-items:center;gap:.3rem;display:flex}.nav-item>a .nav-arrow{display:none}.dropdown{background:var(--color-navy);border-top:2px solid var(--color-teal);border-radius:0 0 var(--radius-md)var(--radius-md);min-width:220px;box-shadow:var(--shadow-lg);opacity:0;visibility:hidden;pointer-events:none;transition:opacity var(--transition-fast),visibility var(--transition-fast);z-index:200;margin:0;padding:.5rem 0;list-style:none;position:absolute;top:100%;left:50%;transform:translate(-50%)}.nav-item:hover .dropdown{opacity:1;visibility:visible;pointer-events:auto}.dropdown li a{font-size:var(--text-sm);font-weight:var(--weight-medium);letter-spacing:.04em;text-transform:none;white-space:nowrap;transition:color var(--transition-fast),background var(--transition-fast);padding:.65rem 1.25rem;display:block;color:#ffffffd9!important}.dropdown li a:after{display:none!important}.dropdown li a:hover{background:#ffffff0d;color:var(--color-teal)!important}.hero{background:var(--color-navy);text-align:center;min-height:100svh;padding:calc(var(--nav-height) + 4rem)2rem 6rem;justify-content:center;align-items:center;display:flex;position:relative;overflow:hidden}.hero:before{content:"";pointer-events:none;background:radial-gradient(at 60% 40%,#01989938 0%,#0000 65%),radial-gradient(at 15% 75%,#63bfc01f 0%,#0000 55%),radial-gradient(at 85% 80%,#00365066 0%,#0000 50%);position:absolute;inset:0}.hero:after{content:"";pointer-events:none;z-index:0;background-image:radial-gradient(circle,#63bfc01a 1px,#0000 1px);background-size:28px 28px;position:absolute;inset:0}.hero-content{z-index:1;max-width:860px;margin:0 auto;position:relative}.hero-label{font-size:var(--text-xs);font-weight:var(--weight-semibold);letter-spacing:.2em;text-transform:uppercase;color:var(--color-light-teal);margin-bottom:var(--space-6);border-radius:var(--radius-pill);border:1px solid #63bfc066;padding:.35rem 1rem;display:inline-block}.hero h1{font-family:var(--font-display);font-size:var(--text-6xl);font-weight:var(--weight-bold);color:var(--color-white);margin-bottom:var(--space-8);letter-spacing:-.02em;line-height:1.08}.hero h1 span{color:var(--color-teal)}.hero-sub{font-size:var(--text-xl);color:#ffffffbf;max-width:620px;margin:0 auto var(--space-10);line-height:1.7;font-weight:var(--weight-regular)}.hero-actions{flex-wrap:wrap;justify-content:center;gap:1.25rem;display:flex}.hero-short{background:var(--color-navy);min-height:340px;padding:calc(var(--nav-height) + 3rem)2rem 3.5rem;align-items:flex-end;display:flex;position:relative;overflow:hidden}.hero-short:before{content:"";pointer-events:none;background:radial-gradient(at 70% 30%,#0198992e 0%,#0000 60%),radial-gradient(at 10% 90%,#63bfc014 0%,#0000 50%);position:absolute;inset:0}.hero-short:after{content:"";pointer-events:none;z-index:0;background-image:radial-gradient(circle,#63bfc014 1px,#0000 1px);background-size:24px 24px;position:absolute;inset:0}.hero-short-inner{z-index:1;max-width:var(--max-width);width:100%;margin:0 auto;position:relative}.hero-short h1{font-family:var(--font-display);font-size:clamp(1.75rem,4vw,var(--text-5xl));font-weight:var(--weight-bold);color:var(--color-white);letter-spacing:-.02em;max-width:900px;line-height:1.15}.hero-short .breadcrumb{font-size:var(--text-xs);color:#ffffff73;margin-bottom:var(--space-4);letter-spacing:.08em;text-transform:uppercase;font-weight:var(--weight-medium)}.hero-short .breadcrumb a{color:#63bfc0d9;transition:color var(--transition-fast)}.hero-short .breadcrumb a:hover{color:var(--color-white)}.section{padding:6rem 0}.section-inner{max-width:var(--max-width);z-index:1;margin:0 auto;padding:0 2rem;position:relative}.section-dark{background:linear-gradient(160deg,#002942 0%,var(--color-navy)50%,#003d5c 100%);color:var(--color-white);position:relative;overflow:hidden}.section-dark:before{content:"";pointer-events:none;z-index:0;background-image:radial-gradient(circle,#63bfc00d 1px,#0000 1px);background-size:30px 30px;position:absolute;inset:0}.section-teal-bg{background:var(--color-bg-light);border-top:1px solid var(--color-pale-teal);border-bottom:1px solid var(--color-pale-teal);position:relative}.section-teal-bg:before{content:"";pointer-events:none;z-index:0;background-image:radial-gradient(circle,#01989912 1px,#0000 1px);background-size:20px 20px;position:absolute;inset:0}.section-label{font-size:var(--text-xs);font-weight:var(--weight-semibold);letter-spacing:.2em;text-transform:uppercase;color:var(--color-teal);margin-bottom:var(--space-4);align-items:center;gap:.6rem;display:inline-flex}.section-label:before{content:"";background:var(--color-teal);border-radius:1px;flex-shrink:0;width:24px;height:2px;display:inline-block}.section-dark .section-label{color:var(--color-light-teal)}.section-dark .section-label:before{background:var(--color-light-teal)}.section-heading{font-family:var(--font-display);font-size:var(--text-4xl);font-weight:var(--weight-bold);color:var(--color-navy);letter-spacing:-.02em;margin-bottom:var(--space-6);line-height:1.15}.section-dark .section-heading{color:var(--color-white)}.section-teal-bg .section-heading{color:var(--color-navy)}.section-subhead{font-size:var(--text-lg);color:var(--color-dark-gray);max-width:680px;margin-bottom:var(--space-12);line-height:1.7}.section-dark .section-subhead{color:#ffffffbf}.text-center{text-align:center}.text-center .section-subhead{margin-left:auto;margin-right:auto}.divider-teal{background:linear-gradient(90deg,var(--color-teal),var(--color-light-teal));width:56px;height:3px;margin-bottom:var(--space-8);border-radius:2px}.text-center .divider-teal{margin-left:auto;margin-right:auto}.section-divider{background:linear-gradient(90deg,transparent,var(--color-pale-teal)30%,var(--color-light-teal)50%,var(--color-pale-teal)70%,transparent);border:none;width:100%;height:1px;margin:0}.stats-strip{background:linear-gradient(135deg,#002942 0%,var(--color-navy)40%,#004a6b 100%);padding:4rem 0;position:relative;overflow:hidden}.stats-strip:before{content:"";pointer-events:none;z-index:0;background-image:radial-gradient(circle,#0198990f 1px,#0000 1px);background-size:32px 32px;position:absolute;inset:0}.stats-grid{max-width:var(--max-width);text-align:center;grid-template-columns:repeat(4,1fr);gap:2rem;margin:0 auto;padding:0 2rem;display:grid}.stat-item{border-right:1px solid #ffffff1a;padding:1.5rem}.stat-item:last-child{border-right:none}.stat-value{font-family:var(--font-display);font-size:var(--text-5xl);font-weight:var(--weight-bold);color:var(--color-teal);letter-spacing:-.03em;margin-bottom:.5rem;line-height:1}.stat-label{font-size:var(--text-sm);color:#ffffffa6;font-weight:var(--weight-medium);letter-spacing:.08em;text-transform:uppercase;line-height:1.4}.cards-3{grid-template-columns:repeat(3,1fr);gap:2rem;display:grid}.cards-2{grid-template-columns:repeat(2,1fr);gap:2rem;display:grid}.card{background:var(--color-white);border-radius:var(--radius-lg);box-shadow:var(--shadow-card);transition:box-shadow var(--transition-base),transform var(--transition-base),border-color var(--transition-base);border:1px solid #0036500f;padding:2.5rem;position:relative}.card:hover{box-shadow:var(--shadow-card-hover);border-color:#0198992e;transform:translateY(-4px)}.card-icon{background:linear-gradient(135deg,var(--color-pale-teal)0%,#d8f0f0 100%);border-radius:var(--radius-md);border:1px solid #01989926;justify-content:center;align-items:center;width:56px;height:56px;margin-bottom:1.5rem;display:flex}.card-icon svg{width:28px;height:28px;color:var(--color-teal)}.card-number{font-size:var(--text-display-sm);font-weight:var(--weight-bold);color:var(--color-pale-teal);letter-spacing:-.04em;margin-bottom:1rem;line-height:1}.card-title{font-size:var(--text-xl);font-weight:var(--weight-bold);color:var(--color-navy);margin-bottom:.75rem;line-height:1.25}.card-body{font-size:var(--text-base);color:var(--color-dark-gray);line-height:1.7}.card-dark{box-shadow:none;background:#ffffff0f;border:1px solid #ffffff1f}.card-dark:hover{background:#ffffff1a;transform:translateY(-3px)}.card-dark .card-title{color:var(--color-white)}.card-dark .card-body{color:#ffffffb8}.card-dark .card-number{color:#ffffff26}.benefit-card{background:var(--color-white);border-radius:var(--radius-md);box-shadow:var(--shadow-sm);text-align:center;transition:box-shadow var(--transition-base),transform var(--transition-base);border:1px solid #0036500f;padding:2rem}.benefit-card:hover{box-shadow:var(--shadow-md);transform:translateY(-2px)}.benefit-icon{background:linear-gradient(135deg,var(--color-pale-teal),var(--color-light-teal));border-radius:50%;justify-content:center;align-items:center;width:64px;height:64px;margin:0 auto 1.25rem;display:flex}.benefit-icon svg{width:30px;height:30px;color:var(--color-navy)}.benefit-card h3{font-size:var(--text-lg);font-weight:var(--weight-bold);color:var(--color-navy);margin-bottom:.5rem}.benefit-card p{font-size:var(--text-sm);color:var(--color-dark-gray);line-height:1.6}.benefits-grid{grid-template-columns:repeat(3,1fr);gap:1.5rem;display:grid}.news-card{background:var(--color-white);border-radius:var(--radius-lg);box-shadow:var(--shadow-sm);transition:box-shadow var(--transition-base),transform var(--transition-base);border:1px solid #0036500f;overflow:hidden}.news-card:hover{box-shadow:var(--shadow-md);transform:translateY(-3px)}.news-card-image{background:var(--color-pale-teal);justify-content:center;align-items:center;height:200px;display:flex}.news-card-body{padding:1.75rem}.news-card-date{font-size:var(--text-xs);color:var(--color-teal);letter-spacing:.1em;text-transform:uppercase;font-weight:var(--weight-semibold);margin-bottom:.5rem}.news-card-title{font-size:var(--text-xl);font-weight:var(--weight-bold);color:var(--color-navy);margin-bottom:.75rem;line-height:1.3}.news-card-excerpt{font-size:var(--text-base);color:var(--color-dark-gray);margin-bottom:1.25rem;line-height:1.65}.news-card-link{font-size:var(--text-sm);font-weight:var(--weight-semibold);color:var(--color-teal);letter-spacing:.05em;transition:gap var(--transition-fast);align-items:center;gap:.35rem;display:inline-flex}.news-card-link:hover{gap:.6rem}.deal-card{background:var(--color-white);border-radius:var(--radius-lg);box-shadow:var(--shadow-md);border:1px solid #00365014;padding:2.5rem;position:relative}.deal-badge{border-radius:var(--radius-pill);font-size:var(--text-xs);font-weight:var(--weight-semibold);letter-spacing:.1em;text-transform:uppercase;align-items:center;margin-bottom:1rem;padding:.3rem .9rem;display:inline-flex}.deal-badge.active{color:var(--color-teal);border:1px solid var(--color-light-teal);background:#0198991f}.deal-badge.coming-soon{color:var(--color-navy);border:1px solid var(--color-pale-teal);background:#00365012}.deal-card h3{font-size:var(--text-2xl);font-weight:var(--weight-bold);color:var(--color-navy);margin-bottom:.5rem}.deal-card .deal-location{font-size:var(--text-sm);color:var(--color-teal);font-weight:var(--weight-medium);letter-spacing:.05em;margin-bottom:1.25rem}.deal-meta{flex-wrap:wrap;gap:1.5rem;margin-bottom:1.25rem;display:flex}.deal-meta-item{flex-direction:column;gap:.2rem;display:flex}.deal-meta-label{font-size:var(--text-xs);color:#00000073;letter-spacing:.1em;text-transform:uppercase;font-weight:var(--weight-semibold)}.deal-meta-value{font-size:var(--text-lg);font-weight:var(--weight-bold);color:var(--color-navy)}.deal-card p{font-size:var(--text-base);color:var(--color-dark-gray);margin-bottom:1.5rem;line-height:1.65}.criteria-table{border-radius:var(--radius-lg);width:100%;box-shadow:var(--shadow-md);margin-top:2rem;overflow:hidden}.criteria-table table{border-collapse:collapse;width:100%}.criteria-table thead{background:var(--color-navy)}.criteria-table thead th{text-align:left;font-size:var(--text-sm);font-weight:var(--weight-semibold);color:var(--color-white);letter-spacing:.1em;text-transform:uppercase;padding:1.1rem 1.5rem}.criteria-table tbody tr{transition:background var(--transition-fast);border-bottom:1px solid #00365012}.criteria-table tbody tr:nth-child(2n){background:var(--color-bg-light)}.criteria-table tbody tr:nth-child(odd){background:var(--color-white)}.criteria-table tbody tr:hover{background:var(--color-pale-teal)}.criteria-table tbody td{font-size:var(--text-base);color:var(--color-dark-gray);padding:1rem 1.5rem}.criteria-table tbody td:first-child{font-weight:var(--weight-semibold);color:var(--color-navy);width:35%}.criteria-table tbody td .check{color:var(--color-teal);font-weight:var(--weight-bold);margin-right:.5rem}.faq-list{max-width:760px;margin:0 auto}.faq-item{border-bottom:1px solid #0036501a}.faq-item:first-child{border-top:1px solid #0036501a}.faq-question{cursor:pointer;-webkit-user-select:none;user-select:none;justify-content:space-between;align-items:center;gap:1rem;padding:1.5rem 0;display:flex}.faq-question h3{font-size:var(--text-lg);font-weight:var(--weight-semibold);color:var(--color-navy);transition:color var(--transition-fast);line-height:1.4}.faq-item.open .faq-question h3,.faq-question:hover h3{color:var(--color-teal)}.faq-icon{border-radius:var(--radius-sm);border:1.5px solid var(--color-pale-teal);background:var(--color-pale-teal);width:28px;height:28px;transition:all var(--transition-base);flex-shrink:0;justify-content:center;align-items:center;display:flex}.faq-icon svg{width:14px;height:14px;color:var(--color-teal);transition:transform var(--transition-base)}.faq-item.open .faq-icon{background:var(--color-teal);border-color:var(--color-teal)}.faq-item.open .faq-icon svg{color:var(--color-white);transform:rotate(45deg)}.faq-answer{font-size:var(--text-base);color:var(--color-dark-gray);max-width:640px;padding:0 0 1.75rem;line-height:1.75;display:none}.faq-item.open .faq-answer{display:block}.team-grid{grid-template-columns:repeat(3,1fr);gap:2rem;display:grid}.team-card{text-align:center}.team-photo-wrap{border:3px solid #ffffff26;border-radius:50%;width:140px;height:140px;margin:0 auto 1.25rem;overflow:hidden;box-shadow:0 4px 20px #00000040}.team-photo{object-fit:cover;object-position:top center;width:100%;height:100%}.team-avatar{width:140px;height:140px;font-size:var(--text-2xl);font-weight:var(--weight-bold);color:var(--color-light-teal);letter-spacing:.05em;background:#ffffff1f;border:3px solid #fff3;border-radius:50%;justify-content:center;align-items:center;margin:0 auto 1.25rem;display:flex}.team-name{font-size:var(--text-xl);font-weight:var(--weight-bold);color:var(--color-white);margin-bottom:.25rem}.team-role{font-size:var(--text-sm);color:var(--color-light-teal);font-weight:var(--weight-semibold);letter-spacing:.08em;text-transform:uppercase;margin-bottom:.75rem}.team-tag{font-size:var(--text-xs);font-weight:var(--weight-semibold);letter-spacing:.15em;text-transform:uppercase;color:var(--color-teal);margin-bottom:.35rem}.team-affiliation{font-size:var(--text-xs);color:#ffffff73;letter-spacing:.04em;margin-bottom:.75rem;line-height:1.4}.team-bio{font-size:var(--text-sm);color:#ffffffa6;max-width:280px;margin:0 auto;line-height:1.65}.form-grid{grid-template-columns:1fr 1fr;gap:1.25rem;display:grid}.form-group{flex-direction:column;gap:.4rem;display:flex}.form-group.full{grid-column:1/-1}.form-group label{font-size:var(--text-sm);font-weight:var(--weight-semibold);color:var(--color-navy);letter-spacing:.03em}.form-group input,.form-group select,.form-group textarea{border-radius:var(--radius-md);font-family:var(--font-ui);font-size:var(--text-base);color:var(--color-dark-gray);background:var(--color-white);transition:border-color var(--transition-fast),box-shadow var(--transition-fast);border:1.5px solid #0036502e;outline:none;width:100%;padding:.875rem 1.1rem}.form-group input:focus,.form-group select:focus,.form-group textarea:focus{border-color:var(--color-teal);box-shadow:0 0 0 3px #0198991f}.form-group textarea{resize:vertical;min-height:140px}.form-group select{appearance:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='16' height='16' viewBox='0 0 24 24' fill='none' stroke='%23003650' stroke-width='2'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E");background-position:right 1rem center;background-repeat:no-repeat;padding-right:2.5rem}.btn-full{justify-content:center;width:100%}.success-message{text-align:center;padding:3rem 2rem;display:none}.success-message 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td{border-bottom:1px solid #00365014;padding:.65rem 1rem;color:var(--color-dark-gray)!important}.article-prose tr:nth-child(2n) td{background:var(--color-bg-light)!important}@media (max-width:768px){.article-hero-image{height:260px}.article-hero-image-wrap{max-height:260px}.article-prose{font-size:var(--text-base);line-height:1.8}.article-prose p,.article-prose li{font-size:var(--text-base)}.article-prose h1{font-size:var(--text-3xl)}.article-prose h2{font-size:var(--text-2xl)}.article-prose h3{font-size:var(--text-xl)}}

