*,:before,:after{--tw-border-spacing-x: 0;--tw-border-spacing-y: 0;--tw-translate-x: 0;--tw-translate-y: 0;--tw-rotate: 0;--tw-skew-x: 0;--tw-skew-y: 0;--tw-scale-x: 1;--tw-scale-y: 1;--tw-pan-x: ;--tw-pan-y: ;--tw-pinch-zoom: ;--tw-scroll-snap-strictness: proximity;--tw-gradient-from-position: ;--tw-gradient-via-position: ;--tw-gradient-to-position: ;--tw-ordinal: ;--tw-slashed-zero: ;--tw-numeric-figure: ;--tw-numeric-spacing: ;--tw-numeric-fraction: ;--tw-ring-inset: ;--tw-ring-offset-width: 0px;--tw-ring-offset-color: #fff;--tw-ring-color: rgb(59 130 246 / .5);--tw-ring-offset-shadow: 0 0 #0000;--tw-ring-shadow: 0 0 #0000;--tw-shadow: 0 0 #0000;--tw-shadow-colored: 0 0 #0000;--tw-blur: ;--tw-brightness: ;--tw-contrast: ;--tw-grayscale: ;--tw-hue-rotate: ;--tw-invert: ;--tw-saturate: ;--tw-sepia: ;--tw-drop-shadow: ;--tw-backdrop-blur: ;--tw-backdrop-brightness: ;--tw-backdrop-contrast: ;--tw-backdrop-grayscale: ;--tw-backdrop-hue-rotate: ;--tw-backdrop-invert: ;--tw-backdrop-opacity: ;--tw-backdrop-saturate: ;--tw-backdrop-sepia: ;--tw-contain-size: ;--tw-contain-layout: ;--tw-contain-paint: ;--tw-contain-style: }::backdrop{--tw-border-spacing-x: 0;--tw-border-spacing-y: 0;--tw-translate-x: 0;--tw-translate-y: 0;--tw-rotate: 0;--tw-skew-x: 0;--tw-skew-y: 0;--tw-scale-x: 1;--tw-scale-y: 1;--tw-pan-x: ;--tw-pan-y: ;--tw-pinch-zoom: ;--tw-scroll-snap-strictness: proximity;--tw-gradient-from-position: ;--tw-gradient-via-position: ;--tw-gradient-to-position: ;--tw-ordinal: ;--tw-slashed-zero: ;--tw-numeric-figure: ;--tw-numeric-spacing: ;--tw-numeric-fraction: ;--tw-ring-inset: ;--tw-ring-offset-width: 0px;--tw-ring-offset-color: #fff;--tw-ring-color: rgb(59 130 246 / .5);--tw-ring-offset-shadow: 0 0 #0000;--tw-ring-shadow: 0 0 #0000;--tw-shadow: 0 0 #0000;--tw-shadow-colored: 0 0 #0000;--tw-blur: ;--tw-brightness: ;--tw-contrast: ;--tw-grayscale: ;--tw-hue-rotate: ;--tw-invert: ;--tw-saturate: ;--tw-sepia: ;--tw-drop-shadow: ;--tw-backdrop-blur: ;--tw-backdrop-brightness: ;--tw-backdrop-contrast: ;--tw-backdrop-grayscale: ;--tw-backdrop-hue-rotate: ;--tw-backdrop-invert: ;--tw-backdrop-opacity: ;--tw-backdrop-saturate: ;--tw-backdrop-sepia: ;--tw-contain-size: ;--tw-contain-layout: ;--tw-contain-paint: ;--tw-contain-style: }*,:before,:after{box-sizing:border-box;border-width:0;border-style:solid;border-color:#e5e7eb}:before,:after{--tw-content: ""}html,:host{line-height:1.5;-webkit-text-size-adjust:100%;-moz-tab-size:4;-o-tab-size:4;tab-size:4;font-family:Manrope,Inter,ui-sans-serif,system-ui,sans-serif;font-feature-settings:normal;font-variation-settings:normal;-webkit-tap-highlight-color:transparent}body{margin:0;line-height:inherit}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:ui-monospace,SFMono-Regular,Menlo,Monaco,Consolas,Liberation Mono,Courier New,monospace;font-feature-settings:normal;font-variation-settings:normal;font-size:1em}small{font-size:80%}sub,sup{font-size:75%;line-height:0;position:relative;vertical-align:baseline}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}button,input,optgroup,select,textarea{font-family:inherit;font-feature-settings:inherit;font-variation-settings:inherit;font-size:100%;font-weight:inherit;line-height:inherit;letter-spacing:inherit;color:inherit;margin:0;padding:0}button,select{text-transform:none}button,input:where([type=button]),input:where([type=reset]),input:where([type=submit]){-webkit-appearance:button;background-color:transparent;background-image:none}:-moz-focusring{outline:auto}:-moz-ui-invalid{box-shadow:none}progress{vertical-align:baseline}::-webkit-inner-spin-button,::-webkit-outer-spin-button{height:auto}[type=search]{-webkit-appearance:textfield;outline-offset:-2px}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-file-upload-button{-webkit-appearance:button;font:inherit}summary{display:list-item}blockquote,dl,dd,h1,h2,h3,h4,h5,h6,hr,figure,p,pre{margin:0}fieldset{margin:0;padding:0}legend{padding:0}ol,ul,menu{list-style:none;margin:0;padding:0}dialog{padding:0}textarea{resize:vertical}input::-moz-placeholder,textarea::-moz-placeholder{opacity:1;color:#9ca3af}input::placeholder,textarea::placeholder{opacity:1;color:#9ca3af}button,[role=button]{cursor:pointer}:disabled{cursor:default}img,svg,video,canvas,audio,iframe,embed,object{display:block;vertical-align:middle}img,video{max-width:100%;height:auto}[hidden]:where(:not([hidden=until-found])){display:none}.fixed{position:fixed}.relative{position:relative}.table{display:table}:root{font-family:Arial,Helvetica,sans-serif;color:#172b32;background:#fff;font-synthesis:none;font-weight:400;--ink:#172b32;--muted:#53666c;--accent:#17644e;--line:#dbe3e3;--pale:#f2f6f5}*{box-sizing:border-box}body{margin:0;font-size:16px;line-height:1.65}h1,h2,h3,p{margin:0}h1,h2,h3{line-height:1.15;font-weight:500;letter-spacing:-.035em}h1{font-size:clamp(2.6rem,5.4vw,5rem)}h2{font-size:clamp(1.9rem,3vw,2.7rem)}h3{font-size:1.35rem}p+p{margin-top:1rem}a{color:inherit;text-decoration:none}a:hover{color:var(--accent)}button,input{font:inherit}a,button,input,summary{-webkit-tap-highlight-color:transparent}:focus-visible{outline:3px solid #ad6b13;outline-offset:5px}main:focus{outline:none}::-moz-selection{background:#d4eadf}::selection{background:#d4eadf}.shell{max-width:1280px;width:calc(100% - 96px);margin:0 auto}.header{border-bottom:1px solid var(--line);background:#fff}.header-inner{display:flex;align-items:center;justify-content:space-between;gap:25px;min-height:105px}.wordmark{font-weight:700;font-size:1.15rem;letter-spacing:-.035em;line-height:1.4}.wordmark span{display:block;font-size:.75rem;font-weight:400;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}nav{display:flex;gap:28px;font-size:.875rem}nav a{padding:10px 0;border-bottom:2px solid transparent}nav a.active{border-color:var(--accent);color:var(--accent)}.menu-toggle{display:none}.eyebrow{text-transform:uppercase;font-size:.75rem;letter-spacing:.13em;color:var(--accent);font-weight:600;line-height:1.6;margin-bottom:20px}.hero{padding-top:76px;padding-bottom:74px;display:grid;grid-template-columns:1.06fr 1fr;align-items:center;gap:72px}.hero h1{font-size:clamp(4.3rem,6.8vw,6.6rem);line-height:.98;letter-spacing:-.065em}.period{color:var(--accent)}.hero-line{font-size:clamp(1.65rem,2.3vw,2.1rem);line-height:1.3;margin:27px 0 19px;letter-spacing:-.025em}em{font-family:Georgia,Times New Roman,serif;font-weight:400;color:var(--accent)}.hero-description{max-width:440px;color:var(--muted);line-height:1.8}.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:27px}.button{display:inline-flex;justify-content:center;align-items:center;gap:18px;min-height:48px;padding:12px 20px;font-size:.875rem;font-weight:600;border:1px solid var(--line);transition:background .15s,color .15s}.button.primary{background:var(--ink);border-color:var(--ink);color:#fff}.button.primary:hover{background:var(--accent);border-color:var(--accent)}.button.secondary:hover{background:var(--pale)}.hero-links{display:flex;gap:22px;flex-wrap:wrap;align-items:center;font-size:.8125rem;margin-top:25px;color:var(--muted)}.hero-links a,.text-link,.caption a,.footer a,.contact-links a{display:inline-flex;align-items:center;gap:8px}.hero-aside{background:var(--pale);border-top:3px solid var(--accent);padding:32px 28px 27px;align-self:center}.hero-aside h2{font-size:1.8rem;margin-bottom:10px}.hero-aside>p:not(.eyebrow){font-size:.875rem;color:var(--muted)}.hero-aside .text-link{margin-top:25px}.pricing-chart{margin-top:32px;min-width:0}.chart-head{display:flex;justify-content:space-between;font-size:.75rem;gap:14px;color:var(--muted)}.pricing-chart svg{width:100%;display:block;overflow:visible;margin:13px 0}.pricing-chart svg text{font-family:Arial,sans-serif;font-size:13px;fill:var(--muted)}.gridline{stroke:#d6e0dd;stroke-width:1}.profit-line{stroke:var(--accent);stroke-width:3.5}.marker-line{stroke:var(--accent);stroke-width:1;stroke-dasharray:4 5}.chart-point{fill:var(--accent);stroke:var(--pale);stroke-width:3}.pricing-chart svg .point-label{fill:var(--ink);font-weight:600}.caption{font-size:.75rem;line-height:1.7;color:var(--muted);margin-top:12px}.caption a{text-decoration:underline;text-underline-offset:3px}.caption svg{width:13px;margin:0}.text-link{font-size:.875rem;font-weight:600;border-bottom:1px solid var(--accent);padding-bottom:5px;color:var(--accent)}.section{padding-top:75px;padding-bottom:80px}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:25px;padding-bottom:35px}.muted{color:var(--muted);font-size:.8125rem}.project-row{display:grid;grid-template-columns:120px 1fr 245px;gap:35px;padding:44px 0 49px;border-top:1px solid var(--line)}.project-number{font-size:.75rem;letter-spacing:.1em;color:var(--muted);padding-top:3px}.project-row .eyebrow{margin-bottom:14px}.project-row h3{font-size:clamp(1.5rem,2.4vw,2rem);line-height:1.2}.project-row p{color:var(--muted);margin-top:18px;max-width:600px}.tags{display:flex;flex-wrap:wrap;gap:8px;list-style:none;padding:0;margin:21px 0}.tags li{font-size:.75rem;line-height:1.4;padding:5px 9px;border:1px solid var(--line);color:var(--muted)}.project-evidence{padding:20px 0 10px 30px;border-left:1px solid var(--line);align-self:center}.big-stat{font-family:Georgia,serif;display:block;font-size:3.75rem;line-height:1.2;color:var(--accent);letter-spacing:-.06em}.project-evidence>span:not(.big-stat):not(.ratio){display:block;font-size:.8125rem;color:var(--muted);margin-top:8px}.project-evidence hr{border:0;border-top:1px solid var(--line);margin-top:24px}.project-evidence p{font-size:.875rem}.project-evidence strong{color:var(--ink)}.project-evidence small{display:block;color:var(--muted);font-size:.75rem;line-height:1.65;margin-top:15px}.ratio{font-family:Georgia,serif;font-size:1.6rem;color:var(--accent);text-align:center;display:block;line-height:1.8}.ratio span{display:block;font-size:1.2rem;border-top:1px solid var(--accent)}.about-section{background:var(--pale);padding:85px 0}.about-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px}.about-grid h2{line-height:1.25}.about-grid .lead{margin-bottom:20px}.lead{font-size:1.25rem;line-height:1.6;letter-spacing:-.015em}.about-grid p:not(.eyebrow){color:var(--muted)}.about-grid .text-link{margin-top:25px}.toolkit{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;margin-top:38px}.toolkit>div{border-top:1px solid var(--line);padding-top:23px}.toolkit h3{font-size:1rem;letter-spacing:-.01em;font-weight:600;line-height:1.4;margin-bottom:15px}.toolkit p{font-size:.875rem;color:var(--muted);line-height:1.8}.contact-section{background:var(--ink);color:#fff;padding:70px 0}.contact-section .eyebrow{color:#a9d8c3}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px}.contact-section h2{line-height:1.25}.contact-section p:not(.eyebrow){color:#d3dddf;max-width:470px;margin-top:22px}.contact-links{display:flex;flex-direction:column;align-items:flex-start;gap:20px;justify-content:center}.contact-links a{border-bottom:1px solid #61767e;padding-bottom:7px;font-size:1rem;overflow-wrap:anywhere}.contact-links a:hover{color:#a9d8c3}.contact-links a:first-child{font-size:1.15rem}.contact-links svg{flex-shrink:0}.footer{display:flex;justify-content:space-between;gap:20px;padding-top:26px;padding-bottom:26px;color:var(--muted);font-size:.75rem}.case-heading{padding-top:65px;padding-bottom:48px}.case-heading h1{max-width:950px}.case-heading .lead{color:var(--muted);max-width:730px;margin-top:25px}.back-link{display:inline-block;font-size:.875rem;color:var(--muted);margin-bottom:30px}.case-content{padding-bottom:80px}.case-stats{display:grid;grid-template-columns:repeat(3,1fr);padding:32px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);gap:35px}.case-stats strong{display:block;font-family:Georgia,serif;font-weight:400;font-size:3rem;color:var(--accent);line-height:1.4}.case-stats span{font-size:.875rem;color:var(--muted)}.source-note{padding:20px 0;color:var(--muted);font-size:.875rem;max-width:1000px}.case-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px;padding:52px 0}.case-grid p,.case-grid li{color:var(--muted)}.case-grid h3{margin:30px 0 15px;font-size:1.25rem}.case-grid h2{font-size:2.1rem;line-height:1.25}.prose-list{padding-left:22px;margin:20px 0}.prose-list li{padding-left:5px;margin-bottom:13px}.analysis-panel{display:grid;grid-template-columns:.8fr 1.2fr;gap:60px;background:var(--pale);padding:40px}.analysis-panel h2{margin-bottom:24px;font-size:2rem}.analysis-panel p{color:var(--muted)}.analysis-panel .pricing-chart{margin-top:0}.formula{font-family:Georgia,serif;font-size:1.2rem;border-left:2px solid var(--accent);padding-left:18px;margin:25px 0}.scenario-control{border-top:1px solid var(--line);padding-top:18px}.scenario-control label{display:flex;justify-content:space-between;font-size:.875rem}.scenario-control input{display:block;width:100%;height:35px;accent-color:var(--accent);cursor:pointer}.scenario-results{display:flex;justify-content:space-between;gap:20px;font-size:.75rem;color:var(--muted)}.scenario-results strong{display:block;font-size:1.15rem;color:var(--ink)}details{margin-top:30px;border-top:1px solid var(--line);padding-top:18px}summary{cursor:pointer;color:var(--accent);font-weight:600;font-size:.875rem;padding:8px 0}.table-scroll,.method-table{overflow-x:auto}table{width:100%;border-collapse:collapse;font-size:.875rem}caption{text-align:left;color:var(--muted);margin:12px 0}th,td{text-align:left;padding:13px 16px;border-bottom:1px solid var(--line)}th{background:var(--pale);font-weight:600}.resume-content{padding-bottom:35px}.resume-row{display:grid;grid-template-columns:1fr 3fr;gap:65px;border-top:1px solid var(--line);padding:38px 0}.resume-row h2{font-size:2rem}.resume-row .lead{margin:14px 0}.resume-row p,.resume-row li{color:var(--muted)}.resume-row h3{margin:24px 0 14px;font-size:1rem;font-weight:600}.projects-page{padding-top:0}.skip-link{position:absolute;left:10px;top:-100px;background:var(--ink);color:#fff;padding:10px;z-index:20}.skip-link:focus{top:10px}section[id]{scroll-margin-top:20px}@media (min-width:1440px){.hero{gap:100px}.hero-aside{padding:37px 34px}}@media (max-width:1100px){.shell{width:calc(100% - 64px)}nav{gap:18px}.hero{gap:40px}.hero h1{font-size:5rem}.hero-aside{padding:27px 20px}.project-row{grid-template-columns:85px 1fr 200px;gap:22px}.project-evidence{padding-left:20px}.about-grid,.case-grid,.contact-grid{gap:50px}.analysis-panel{gap:30px;padding:28px}.toolkit{grid-template-columns:repeat(2,1fr);gap:35px}.contact-links a:first-child{font-size:1rem}}@media (max-width:800px){.shell{width:calc(100% - 48px)}.header-inner{min-height:90px;flex-wrap:wrap;padding-top:18px;padding-bottom:15px;gap:12px}nav{width:100%;justify-content:space-between;gap:14px}.hero{grid-template-columns:1fr;gap:45px;padding-top:45px;padding-bottom:50px}.hero h1{font-size:5rem}.hero-copy{max-width:600px}.hero-description{max-width:570px}.hero-aside{padding:28px;max-width:none}.hero-aside .pricing-chart{max-width:620px}.project-row{grid-template-columns:1fr 190px;gap:22px}.project-number{grid-column:1/-1}.project-row h3{font-size:1.8rem}.desktop-break{display:none}.about-grid,.case-grid,.contact-grid{grid-template-columns:1fr;gap:30px}.analysis-panel{grid-template-columns:1fr;gap:35px}.section{padding-top:55px;padding-bottom:55px}.section-heading{align-items:start}.section-heading>.muted{display:none}.about-section{padding:55px 0}.case-grid{padding:38px 0}.contact-section{padding:50px 0}.contact-links{margin-top:5px}.resume-row{grid-template-columns:1fr;gap:10px}.footer{flex-wrap:wrap}.case-heading{padding-top:45px}.case-stats{gap:20px}.case-stats strong{font-size:2.6rem}}@media (max-width:520px){.shell{width:calc(100% - 40px)}.header-inner{min-height:83px;padding-top:0;padding-bottom:0}.wordmark{font-size:1.05rem}.wordmark span{font-size:.6875rem}.menu-toggle{display:flex;align-items:center;justify-content:center;border:1px solid var(--line);background:#fff;width:44px;height:44px;color:var(--ink)}nav{display:none;padding:0 0 22px;flex-direction:column;align-items:flex-start;gap:5px}nav.open{display:flex}nav a{width:100%;font-size:1rem;padding:10px 0}.hero{padding-top:35px;gap:36px}.hero h1{font-size:4.6rem}.hero .eyebrow{font-size:.6875rem;letter-spacing:.09em;max-width:310px}.hero-line{font-size:1.8rem}.hero-description{font-size:1rem}.hero-links{gap:18px}.hero-links>span{width:100%}.hero-aside{padding:23px 17px}.hero-aside h2{font-size:1.65rem}.chart-head{font-size:.75rem}.pricing-chart svg text{font-size:16px}.hero-aside .pricing-chart{margin-top:25px}.caption{font-size:.75rem}.project-row{grid-template-columns:1fr;padding:30px 0;gap:16px}.project-number{grid-column:auto}.project-evidence{border-left:0;border-top:1px solid var(--line);padding:20px 0 0}.project-evidence .big-stat{font-size:3rem}.project-evidence hr{display:none}.housing-evidence{max-width:100%;text-align:left}.ratio{text-align:left;width:230px}.toolkit{grid-template-columns:1fr;gap:25px}.contact-links a:first-child{font-size:.875rem}.footer{flex-direction:column;gap:12px}.case-stats{grid-template-columns:1fr;gap:15px}.case-stats>div{display:flex;justify-content:space-between;align-items:center;gap:25px}.case-stats strong{font-size:2.3rem}.case-stats span{max-width:170px}.analysis-panel{padding:24px 16px}.case-heading h1{font-size:2.65rem}.case-grid h2{font-size:1.8rem}.lead{font-size:1.15rem}.scenario-results{font-size:.75rem;gap:14px}.button{gap:10px;padding:12px 16px}.case-content>.analysis-panel{margin-left:-8px;margin-right:-8px}.method-table th,.method-table td{padding:12px 9px;min-width:115px}}@media (prefers-reduced-motion:reduce){*,*:before,*:after{animation:none!important;transition:none!important;scroll-behavior:auto!important}}