:root{--forest:#10231b;--forest2:#18362a;--ivory:#f4efe5;--paper:#fbf8f1;--graphite:#202522;--sage:#6f907c;--sage2:#dfe8e1;--rust:#b94f2d;--line:rgba(16,35,27,.16);--serif:Georgia,'Times New Roman',serif;--sans:Inter,ui-sans-serif,-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;--shadow:0 18px 50px rgba(16,35,27,.12)}
*{box-sizing:border-box}[hidden]{display:none!important}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory);color:var(--graphite);font:15px/1.5 var(--sans);font-variant-numeric:tabular-nums}.skip{position:fixed;top:-60px;left:10px;z-index:100;background:white;color:var(--forest);padding:12px 16px}.skip:focus{top:10px}.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}button,input,select{font:inherit}button{cursor:pointer}button:focus-visible,input:focus-visible,select:focus-visible,summary:focus-visible,a:focus-visible{outline:3px solid #4f8569;outline-offset:2px}
h1,h2,h3,h4,p{margin-top:0}.masthead{background:var(--forest);color:var(--ivory);padding:28px clamp(18px,4vw,64px) 0}.brandline{max-width:1500px;margin:auto;display:flex;align-items:flex-end;justify-content:space-between;gap:24px}.eyebrow{margin:0 0 6px;font-size:11px;font-weight:800;letter-spacing:.17em;color:#b7cabd}.eyebrow.dark{color:#416a55}h1{margin:0;font:400 clamp(34px,5vw,58px)/.95 var(--serif);letter-spacing:-.04em}h1 span{font-style:italic;color:#c8d7cc}h2{font:400 clamp(36px,5vw,62px)/1 var(--serif);letter-spacing:-.045em;margin-bottom:15px}h3{font:500 24px/1.15 var(--serif);margin-bottom:8px}.header-meta{display:flex;align-items:center;gap:12px;color:#cad5ce;font-size:13px;padding-bottom:5px}.scope-chip{display:inline-flex;align-items:center;min-height:28px;padding:4px 9px;border:1px solid currentColor;border-radius:999px;font-size:9px;font-weight:850;letter-spacing:.11em}.scope-chip.assumption{color:#7a341d;background:#fbebe4}.scope-chip.market{color:#2f513f;background:#e6eee8}.masthead .scope-chip{color:#ffd6c8;background:rgba(185,79,45,.15)}.legal-line{max-width:1500px;margin:22px auto 0;padding:12px 0;border-top:1px solid rgba(255,255,255,.14);color:#d5dfd8;font-size:13px}.tabs{max-width:1500px;margin:8px auto 0;display:flex}.tab{min-height:48px;border:0;border-bottom:3px solid transparent;background:transparent;color:#b7c6bd;padding:11px 22px;font-weight:750}.tab.active{color:#fff;border-bottom-color:#8db49b}.tab:hover{color:#fff}
.summary-strip{position:sticky;top:0;z-index:30;background:#172e24;color:#fff;min-height:68px;padding:9px clamp(18px,4vw,64px);display:grid;grid-template-columns:repeat(7,minmax(0,1fr));gap:16px;box-shadow:0 6px 18px rgba(0,0,0,.16)}.summary-strip>div{min-width:0}.summary-strip span{display:block;color:#9fb2a6;font-size:9px;text-transform:uppercase;letter-spacing:.1em;white-space:nowrap}.summary-strip strong{display:block;margin-top:3px;font-size:14px;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}.integrity{display:inline-flex;align-items:center;justify-content:center;min-height:38px;padding:6px 12px;border-radius:999px;font-size:12px;font-weight:850}.integrity.good{color:#24513a;background:#e4eee6;border:1px solid #9db8a5}.summary-strip .integrity{color:#d8ecdd;background:rgba(111,144,124,.2);border-color:rgba(190,222,200,.35)}
.integrity.bad{color:#7a2317;background:#f8ddd5;border:1px solid #cf826e}.model-error{position:sticky;top:68px;z-index:31;margin:0;background:#8b2f1f;color:#fff;padding:12px clamp(18px,4vw,64px);font-weight:800}.reset-cash{margin-top:12px;width:100%}input:disabled{opacity:.55;cursor:not-allowed}
main{min-height:70vh}.surface{max-width:1600px;margin:auto}.surface[hidden]{display:none}.section-intro{padding:56px clamp(18px,4vw,64px) 32px;max-width:980px}.section-intro p:last-child{max-width:760px;color:#526158;font-size:17px}.section-intro.invert{max-width:none;background:var(--forest);color:var(--ivory)}.section-intro.invert p:last-child{color:#c8d4cc}.step-nav{position:sticky;top:68px;z-index:20;margin:0 clamp(18px,4vw,64px) 28px;padding:8px;background:rgba(251,248,241,.95);backdrop-filter:blur(12px);border:1px solid var(--line);display:flex;gap:6px;overflow:auto}.step-nav a{min-height:42px;display:flex;align-items:center;padding:7px 13px;border-radius:4px;color:#2d4f3e;text-decoration:none;font-size:12px;font-weight:800;white-space:nowrap}.step-nav a:hover{background:var(--sage2)}
.guided-grid{display:grid;grid-template-columns:minmax(0,1.25fr) minmax(360px,.75fr);align-items:start;gap:32px;padding:0 clamp(18px,4vw,64px) 70px}.guided-controls{display:flex;flex-direction:column;gap:18px;min-width:0}.control-group{scroll-margin-top:132px;background:var(--paper);border-top:3px solid var(--forest);padding:24px}.group-title{display:flex;gap:14px;align-items:flex-start;margin-bottom:22px}.group-title>span,details>summary>span{font-size:11px;font-weight:850;letter-spacing:.14em;color:#456a56}.group-title h3{margin:0}.group-title p{margin:3px 0 0;color:#68746d;font-size:12px}label{display:block;margin:16px 0 7px;font-size:12px;font-weight:780;color:#30443a}label em{font-style:normal;color:#7a381f;font-size:9px;letter-spacing:.09em;margin-left:5px}.range-pair{display:grid;grid-template-columns:minmax(0,1fr) 122px;gap:12px;align-items:center}.range-labels{display:flex;justify-content:space-between;color:#727d76;font-size:10px;padding-right:134px}.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px}.field-note{margin:8px 0 0;color:#637068;font-size:11px}.suffix-input{position:relative}.suffix-input input{padding-right:54px}.suffix-input span{position:absolute;right:12px;top:50%;transform:translateY(-50%);font-size:11px;color:#66726a}.advanced{margin-top:18px;border-top:1px solid var(--line);padding-top:14px}.advanced summary{min-height:44px;display:flex;align-items:center;gap:12px;cursor:pointer;font-weight:800;color:#355643}.advanced summary::marker{color:var(--sage)}input[type=number],input[type=month],input[type=search],select{width:100%;min-height:46px;border:1px solid #98a79e;background:#fffdf8;color:var(--graphite);border-radius:4px;padding:9px 11px}input[type=range]{width:100%;min-height:44px;accent-color:#446f59}.big-range{margin:8px 0}.control-value{display:flex;justify-content:space-between;align-items:baseline;gap:16px}.control-value span{font-size:12px;color:#627067}.control-value strong{font-size:21px;color:var(--forest)}
.preset-row,.quick-row{display:flex;flex-wrap:wrap;gap:8px;align-items:center}.preset,.quick-row button,.quiet{min-height:44px;border:1px solid #82978a;background:#fffdf8;color:#234a36;border-radius:4px;padding:8px 13px;font-weight:780}.preset:hover,.quick-row button:hover,.quiet:hover{background:#e6eee8}.preset:disabled,.quiet:disabled{opacity:.45;cursor:not-allowed}.plan-total-row{display:flex;justify-content:space-between;align-items:center;gap:12px;margin:18px 0 9px}.plan-total-row span{font-size:11px;color:#5e6b64}.plan-bar{height:12px;display:flex;overflow:hidden;border-radius:999px;background:#e2e5e1;margin-bottom:16px}.plan-bar span{min-width:1px}.bar-0{background:#264d3a}.bar-1{background:#6f907c}.bar-2{background:#a1b6a8}.bar-3{background:#c49676}.bar-4{background:#b94f2d}.plan-cards{display:grid;grid-template-columns:1fr 1fr;gap:12px}.plan-card{border:1px solid var(--line);background:#fffdf8;padding:15px;min-width:0}.handover-card{border-color:#b27358;background:#fdf3ed}.plan-card-head{display:flex;justify-content:space-between;gap:14px;align-items:center}.plan-card-head>div:first-child{display:flex;align-items:center;gap:9px}.milestone-index{font-size:10px;color:#678070}.plan-card h4{margin:0;font:700 15px var(--sans)}.milestone-value{font:500 22px var(--serif);color:var(--forest)}.slider-with-steps{display:grid;grid-template-columns:44px minmax(0,1fr) 44px;gap:8px;align-items:center;margin:10px 0}.step-btn,.stepper-line button{min-width:44px;min-height:44px;border:1px solid #83978b;background:#f3f6f2;color:#1f4934;border-radius:50%;font-size:22px;line-height:1}.plan-meta{display:flex;justify-content:space-between;gap:10px;color:#58665e;font-size:11px}.month-control{margin-top:12px;padding-top:12px;border-top:1px solid var(--line)}.month-control>div:first-child{display:flex;justify-content:space-between;gap:8px}.month-control b{font-size:12px}.month-control span,.month-control small{color:#66736b;font-size:11px}.compact-slider{margin:7px 0 0}.row-note{min-height:24px;margin-top:7px}.auto-chip,.warn-chip{display:inline-block;margin:3px 5px 0 0;padding:4px 7px;border-radius:3px;font-size:9px;font-weight:800}.auto-chip{background:#e3ede6;color:#2e5a43}.warn-chip{background:#f5dfd6;color:#7b341d}.stepper-line{display:grid;grid-template-columns:44px 1fr 44px;align-items:center;gap:10px;margin-top:8px}.stepper-line span{text-align:center;color:#657168;font-size:11px}
.scenario-cards{border:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:8px}.scenario-cards label{margin:0;position:relative}.scenario-cards input{position:absolute;opacity:0}.scenario-cards span{min-height:72px;display:flex;flex-direction:column;justify-content:center;border:1px solid #91a197;background:#fffdf8;padding:10px;border-radius:4px}.scenario-cards small{color:#657169}.scenario-cards input:checked+span{background:var(--forest);color:#fff;border-color:var(--forest)}.scenario-cards input:checked+span small{color:#cbd7cf}.scenario-cards input:focus-visible+span{outline:3px solid #4f8569;outline-offset:2px}
.results-panel{position:sticky;top:150px;min-width:0;background:var(--paper);border-top:3px solid var(--forest);box-shadow:var(--shadow)}.results-heading{padding:22px 22px 12px}.results-heading h3{font-size:30px}.headline-results{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}.headline-results>div{padding:17px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);min-width:0}.headline-results>div:nth-child(2n){border-right:0}.headline-results span,.finance-results span{display:block;font-size:9px;color:#5d6d63;text-transform:uppercase;letter-spacing:.07em}.headline-results strong,.finance-results strong{display:block;margin-top:7px;color:var(--forest);font-size:22px;line-height:1.1;overflow-wrap:anywhere}.formula{border:0;background:transparent;color:#3d6d52;font-weight:850;min-width:28px;min-height:28px;border-radius:50%}.finance-results{display:grid;grid-template-columns:repeat(3,1fr);background:#edf2ee;border-bottom:1px solid var(--line)}.finance-results>div{padding:14px;border-right:1px solid var(--line)}.finance-results>div:last-child{border-right:0}.finance-results strong{font-size:15px}.capital-panel{margin:18px;background:var(--forest);color:var(--ivory);padding:20px}.capital-panel h3{font-size:25px}.capital-panel p{color:#cad5ce}.capital-panel dl{margin:16px 0 0;display:grid;grid-template-columns:1fr 1fr;gap:12px}.capital-panel dt{font-size:9px;text-transform:uppercase;letter-spacing:.08em;color:#a9bbb0}.capital-panel dd{margin:4px 0 0;font-weight:800}.cost-warning{margin:18px;padding:14px;border-left:3px solid var(--rust);background:#f8e9e2;font-size:11px}.cost-warning p{margin:5px 0 0}.notices{padding:0 18px 18px}.notice{margin-top:8px;padding:10px;background:#edf2ee;border-left:3px solid var(--sage);font-size:11px}
.sensitivity-section,.layouts-section{margin:32px clamp(18px,4vw,64px) 70px;background:var(--paper);padding:24px;border-top:3px solid var(--forest)}.section-head{display:flex;justify-content:space-between;align-items:flex-start;gap:18px}.section-head h3{margin:0}.table-scroll{overflow-x:auto}table{width:100%;border-collapse:collapse;font-size:12px}.table-scroll table{min-width:780px}th,td{padding:10px;border-bottom:1px solid var(--line);text-align:left}th{font-size:10px;text-transform:uppercase;letter-spacing:.07em}.num,td:not(:first-child){text-align:right}td small{display:block;color:#6a756e}.current{background:#e5ede7}.mobile-scroll-hint{display:block;margin:10px 0;color:#5b6a61;font-size:10px;font-weight:800;text-transform:uppercase;letter-spacing:.08em}
.compare-wrap{padding:30px clamp(18px,4vw,64px);overflow-x:auto}.compare-wrap table{min-width:850px;background:var(--paper);font-size:14px}.compare-wrap thead th{background:var(--forest);color:#fff}.cash-col{background:#e1ece4!important;color:#173b29!important;font-weight:850}.comparison-note{max-width:1000px;margin:0 clamp(18px,4vw,64px) 60px;color:#536159}.compare-hint{margin-left:clamp(18px,4vw,64px)}.facts-grid{padding:0 clamp(18px,4vw,64px);display:grid;grid-template-columns:1.2fr 1fr;gap:30px}.facts-grid>section{background:var(--paper);padding:24px;border-top:3px solid var(--forest)}.location-guard{padding:12px 14px;background:#edf1eb;border-left:3px solid #54715f;font-size:12px}.source-card{padding:17px 0;border-bottom:1px solid var(--line)}.source-card .meta{font-size:9px;letter-spacing:.08em;color:#4b6554}.source-card h4{font:600 18px var(--serif);margin:6px 0}.source-card a,.layout-card a{color:#254c38}.source-card .caveat{font-size:11px;color:#6d3d2a;background:#f8ebe5;padding:9px}.assumption-row{display:grid;grid-template-columns:120px 1fr;gap:14px;border-bottom:1px solid var(--line);padding:12px 0}.assumption-row b{font-size:10px;letter-spacing:.07em;color:#3c5b49}.assumption-row p{margin:0}.layout-grid{max-width:720px}.layout-card{border:1px solid var(--line);padding:12px}.layout-card img{width:100%;aspect-ratio:16/9;object-fit:contain;background:#fff}.layout-meta{display:inline-block;margin-top:10px;padding:4px 7px;background:#f5e8e1;color:#7a341d;font-size:9px;font-weight:850}
footer{background:var(--forest);color:#cad5ce;padding:28px clamp(18px,4vw,64px);display:flex;justify-content:space-between;gap:24px;font-size:11px}footer p{margin:0;max-width:650px}dialog{max-width:620px;width:calc(100% - 32px);border:0;border-top:4px solid var(--forest);background:var(--paper);padding:28px;box-shadow:var(--shadow)}dialog::backdrop{background:rgba(8,18,13,.7)}dialog>button:first-child{position:absolute;right:10px;top:7px;border:0;background:transparent;font-size:27px;min-width:44px;min-height:44px}dialog pre{white-space:pre-wrap;font:13px/1.55 var(--sans)}#command-results{display:grid;gap:6px;margin-top:12px}#command-results button{min-height:44px;text-align:left;border:1px solid var(--line);background:#fffdf8;padding:9px 12px}
@media(max-width:1100px){.summary-strip{grid-template-columns:repeat(4,1fr)}.summary-strip>div:nth-child(1),.summary-strip>div:nth-child(3),.summary-strip>div:nth-child(4){display:none}.guided-grid{grid-template-columns:1fr}.results-panel{position:static;grid-row:1}.plan-cards{grid-template-columns:1fr 1fr}.facts-grid{grid-template-columns:1fr}}
@media(max-width:680px){body{padding-bottom:64px}.masthead{padding:22px 16px 0}.brandline{display:block}.header-meta{margin-top:14px}.legal-line{font-size:11px}.tabs{overflow:auto}.tab{flex:1;padding-inline:6px;white-space:nowrap}.summary-strip{display:grid;position:fixed;top:auto;bottom:0;left:0;right:0;z-index:50;min-height:58px;padding:7px 9px;gap:7px;grid-template-columns:1.05fr 1fr 1fr .8fr}.summary-strip span{font-size:7px}.summary-strip strong{font-size:11px}.summary-strip .integrity{min-height:38px;padding:4px;font-size:10px}.model-error{position:fixed;top:auto;bottom:58px;left:0;right:0}.section-intro{padding:34px 16px 22px}.section-intro h2{font-size:39px}.section-intro p:last-child{font-size:14px}.step-nav{top:0;margin:0 10px 18px}.guided-grid{padding:0 12px 44px;display:flex;flex-direction:column}.results-panel{order:-1;width:100%}.guided-controls{width:100%}.control-group{padding:18px}.field-grid,.plan-cards{grid-template-columns:1fr}.range-pair{grid-template-columns:minmax(0,1fr) 112px}.range-labels{padding-right:124px}.scenario-cards{grid-template-columns:1fr}.headline-results strong{font-size:18px}.finance-results{grid-template-columns:1fr}.finance-results>div{border-right:0;border-bottom:1px solid var(--line)}.capital-panel dl{grid-template-columns:1fr}.plan-total-row{display:block}.plan-total-row span{display:block;margin-top:7px}.control-value{display:block}.control-value strong{display:block;margin-top:3px}.sensitivity-section,.layouts-section{margin:20px 12px 42px;padding:18px}.facts-grid{padding:0 12px}.compare-wrap{padding:20px 12px}.comparison-note{margin:0 12px 40px}footer{display:block;padding:24px 18px}footer p+ p{margin-top:10px}}
@media(max-width:380px){.headline-results strong{font-size:15px;white-space:nowrap}.headline-results>div{padding:14px 11px}.range-pair{grid-template-columns:minmax(0,1fr) 108px}.range-labels{padding-right:120px}.preset-row{gap:6px}.preset{padding-inline:9px}}
@media print{body{padding-bottom:0}.tabs,.step-nav,.formula,.quick-row,.stepper-line,.preset-row{display:none!important}.summary-strip{position:static}.guided-grid{display:block}.results-panel{position:static;margin-bottom:20px}.surface{display:block!important}.facts-grid{display:block}footer{break-before:auto}body::after{content:'PRIVATE · NOT FOR DISTRIBUTION';position:fixed;right:10mm;bottom:7mm;color:#7d8b83;font:700 8pt var(--sans);letter-spacing:.08em}}