/* Public website. Drawing-set language: true black (the logo's ground), brushed silver hairlines, logo gold.
   Type: Bahnschrift (DIN engineering lettering) for display and labels, Sitka/Charter serif for reading. */
:root{
  --black:#000;--paper:#fff;--brushed:#eef0f2;--silver:#c3c7cd;--silver-dim:#9198a1;--gold:#c99a3c;--bronze:#7a5716;
  --graphite:#2f3236;--muted:#5d6168;--line:#d9dce0;--ok:#15803d;--bad:#b42318;
  --display:Bahnschrift,"DIN Alternate","DIN Condensed","Barlow","Arial Narrow",sans-serif;
  --text:"Sitka Text",Charter,"Iowan Old Style",Georgia,serif;
  --r:3px;--wrap:1160px}
*{box-sizing:border-box}html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;font:18px/1.65 var(--text);color:var(--graphite);background:var(--paper)}
img{max-width:100%;height:auto}
a{color:var(--black);text-decoration-thickness:1px;text-underline-offset:3px}a:hover{text-decoration-thickness:2px;color:var(--bronze)}
h1,h2,h3{font-family:var(--display);color:var(--black);margin:0 0 .45em;font-weight:600}
h1{font-size:clamp(40px,6.2vw,76px);line-height:1.02;letter-spacing:-.015em;font-stretch:85%}
h2{font-size:clamp(30px,3.4vw,40px);line-height:1.1;letter-spacing:-.01em;font-stretch:90%}
h3{font-size:22px;line-height:1.25}
p{margin:0 0 1em}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:-999px;top:0;background:var(--gold);color:#000;padding:10px 14px;z-index:100;font:600 16px var(--display)}.skip:focus{left:10px;top:10px}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}main:focus{outline:none}
.muted{color:var(--muted)}.small{font-size:15px}

/* header: the logo has a black ground, so the header is true black */
.site-header{background:var(--black);color:#fff;position:sticky;top:0;z-index:50;border-bottom:1px solid #26282b}
.hdr{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:76px}
.brand{display:flex;align-items:center;gap:10px;color:#fff;text-decoration:none;font:600 20px var(--display)}
.brand .logo{height:52px;width:auto;display:block}
.mono{display:inline-grid;place-items:center;width:40px;height:40px;border-radius:var(--r);background:var(--gold);color:#000;font:700 16px var(--display)}.mono.big{width:64px;height:64px;font-size:24px}
.site-nav{display:flex;align-items:center;gap:2px;font-family:var(--display)}
.site-nav a{color:#d4d7db;text-decoration:none;padding:8px 12px;font-size:16px;font-weight:400;border-bottom:2px solid transparent}
.site-nav a:hover{color:#fff}
.site-nav a[aria-current=page]{color:#fff;border-bottom-color:var(--gold)}
.site-nav a.btn.accent{margin-left:12px;border-bottom:0;color:#000}
.nav-toggle{display:none;background:none;border:1px solid #4a4d52;color:#fff;border-radius:var(--r);font-size:20px;padding:6px 12px;cursor:pointer;min-height:44px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;border:1px solid transparent;border-radius:var(--r);padding:11px 20px;font:600 16px/1.2 var(--display);letter-spacing:.01em;text-decoration:none;cursor:pointer;min-height:44px;background:var(--black);color:#fff}
.btn:hover{color:#fff;background:#26282b}
.btn.big{padding:15px 26px;font-size:17px}.btn.small{padding:7px 12px;min-height:38px;font-size:15px}.btn.wide{width:100%}
.btn.accent{background:var(--gold);color:#000}.btn.accent:hover{background:#d8ab4e;color:#000}
.btn.outline{border-color:#5b5f65;color:#fff;background:transparent}.btn.outline:hover{border-color:#fff;background:transparent}
.btn.outline-dark{border-color:var(--silver);color:var(--black);background:#fff}.btn.outline-dark:hover{border-color:var(--black);background:#fff;color:var(--black)}
.btn[disabled]{opacity:.55;cursor:not-allowed}

/* home: hero with the streetscape elevation */
.hero{background:var(--black);color:#fff;padding:52px 0 0;overflow:clip}
.hero h1{color:#fff;max-width:17ch;font-size:clamp(40px,5vw,66px)}
.hero .lead{font-size:clamp(18px,1.8vw,21px);line-height:1.6;max-width:56ch;color:#c9ccd1}
.ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:26px}
.hero-note{font:400 15px var(--display);color:var(--silver-dim);margin:16px 0 0}
.street{display:block;width:100%;height:auto;margin-top:28px;color:var(--gold)}
.street .bldg path{fill:none;stroke:currentColor;stroke-width:1.4;stroke-linejoin:round;stroke-linecap:round;vector-effect:non-scaling-stroke}
.street .ground{stroke:#5b5f65;stroke-width:1;vector-effect:non-scaling-stroke}
.street text{font:400 13px var(--display);fill:var(--silver-dim);text-anchor:middle}
.street-wrap{position:relative}
@media (prefers-reduced-motion:no-preference){
  .street .bldg path{stroke-dasharray:1;stroke-dashoffset:1;animation:draw 1.1s cubic-bezier(.6,0,.3,1) forwards;animation-delay:calc(var(--i) * 140ms + 200ms)}
  .street text{opacity:0;animation:show .5s ease forwards;animation-delay:calc(var(--i) * 140ms + 900ms)}
}
@keyframes draw{to{stroke-dashoffset:0}}@keyframes show{to{opacity:1}}

/* sections */
.band{padding:96px 0}.band.alt{background:var(--brushed)}
.band h2{max-width:22ch}
.intro{max-width:60ch;color:var(--muted);margin-bottom:40px}

/* program schedule: each row is a program, its loan range drawn as a dimension line on one shared scale */
.schedule{border-top:1px solid var(--black);margin-top:8px}
.srow{position:relative;display:grid;grid-template-columns:minmax(180px,1.1fr) minmax(0,1.6fr) minmax(260px,1.5fr);gap:12px 40px;align-items:center;padding:24px 8px;border-bottom:1px solid var(--line)}
.srow:hover{background:var(--brushed)}
.srow h3{margin:0;font-size:22px}.srow h3 a{color:var(--black);text-decoration:none}
.srow h3 a::after{content:"";position:absolute;inset:0}
.srow:hover h3 a{text-decoration:underline;text-decoration-thickness:2px}
.srow p{margin:0;color:var(--muted);font-size:17px;max-width:46ch}
.scale{display:grid;grid-template-columns:minmax(180px,1.1fr) minmax(0,1.6fr) minmax(260px,1.5fr);gap:0 40px;padding:0 8px 10px}
.scale .axis{grid-column:3;position:relative;height:22px;border-bottom:1px solid var(--silver)}
.scale .tick{position:absolute;bottom:-1px;transform:translateX(-50%);font:400 13px var(--display);color:var(--muted);padding-bottom:8px;white-space:nowrap}
.scale .tick::after{content:"";position:absolute;left:50%;bottom:0;height:5px;border-left:1px solid var(--silver)}
.scale .label{grid-column:1/3;align-self:end;font:400 14px var(--display);color:var(--muted)}
.dim{position:relative;height:40px}
.dim .run{position:absolute;top:26px;height:0;border-top:1px solid var(--black)}
.dim .run::before,.dim .run::after{content:"";position:absolute;top:-8px;height:15px;border-left:1.5px solid var(--black);transform:rotate(45deg)}
.dim .run::before{left:0}.dim .run::after{right:0}
.dim .ext{position:absolute;top:14px;height:20px;border-left:1px solid var(--silver)}
.dim .val{position:absolute;top:0;font:600 15px var(--display);color:var(--black);white-space:nowrap}
.dim .val.lo{transform:translateX(-50%)}.dim .val.hi{transform:translateX(-50%)}
.dim.solo .val{left:0;transform:none}

/* how a loan moves: a real sequence, drawn along one line */
.steps{list-style:none;padding:0;margin:48px 0 0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px;position:relative}
.steps::before{content:"";position:absolute;left:0;right:0;top:22px;border-top:1px solid var(--black)}
.steps li{position:relative;padding-top:64px}
.steps .n{position:absolute;top:0;left:0;width:45px;height:45px;display:grid;place-items:center;background:var(--brushed);border:1px solid var(--black);border-radius:50%;font:600 20px var(--display);color:var(--black)}
.steps h3{margin-bottom:.35em}.steps p{color:var(--muted);font-size:17px;max-width:34ch}

/* who we work with: three columns separated by hairlines */
.cols3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));margin-top:40px;border-top:1px solid var(--black)}
.cols3>div{padding:28px 32px 8px 0}.cols3>div+div{padding-left:32px;border-left:1px solid var(--line)}
.cols3 p{color:var(--muted);font-size:17px}

/* closing band */
.cta-band{background:var(--black);color:#fff;padding:88px 0}
.cta-band h2{color:#fff}.cta-band p{color:#c9ccd1;max-width:52ch}
.cta-band .or{margin-left:18px;font:400 16px var(--display);color:#c9ccd1}.cta-band .or a{color:#fff}

/* inner page header: black band ending on a ground line */
.pagehero{background:var(--black);color:#fff;padding:64px 0 56px;border-bottom:1px solid #5b5f65}
.pagehero h1{color:#fff;font-size:clamp(36px,5vw,60px);max-width:18ch}
.pagehero .lead{color:#c9ccd1;max-width:60ch;font-size:19px;margin:0}.pagehero a{color:#fff}

/* programs page */
.toc{display:flex;flex-wrap:wrap;gap:4px 22px;margin-top:28px;font-family:var(--display)}
.toc a{color:#d4d7db;text-decoration:none;font-size:16px;border-bottom:1px solid #5b5f65;padding-bottom:2px}.toc a:hover{color:#fff;border-color:var(--gold)}
.prose-wide{padding:24px 24px 88px}
.pcat{padding:56px 0 24px;scroll-margin-top:100px}
.pcat-head{display:grid;grid-template-columns:minmax(0,1fr) minmax(240px,380px);gap:16px 48px;align-items:end;border-bottom:1px solid var(--black);padding-bottom:18px}
.pcat-head h2{margin:0}.pcat-head .lead{grid-column:1;color:var(--muted);max-width:60ch;margin:0;font-size:18px}
.pcat-head .dim{grid-column:2;grid-row:1/3;align-self:end}
.products{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 48px}
.product{padding:28px 0;border-bottom:1px solid var(--line)}
.product h3{margin-bottom:8px}.product>p{color:var(--muted);font-size:17px;max-width:56ch}
.facts{display:grid;grid-template-columns:150px 1fr;gap:6px 14px;margin:16px 0 20px}
.facts dt{font:400 15px var(--display);color:var(--muted)}.facts dd{margin:0;font-size:16px}
.note{color:var(--muted);font-size:15px;border-left:2px solid var(--gold);padding:4px 0 4px 16px;margin-top:40px;max-width:80ch}
.center{margin-top:32px}

/* text pages */
.prose{max-width:760px;padding:56px 24px 88px}.prose h2{margin-top:1.4em;font-size:30px}.prose ul{padding-left:22px}.prose li{margin:6px 0}
.ctarow{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}

/* forms */
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:28px}
.twocol{display:grid;grid-template-columns:minmax(0,2fr) minmax(0,1fr);gap:40px;padding:48px 24px 88px;align-items:start}
.formcard{margin:48px 0 88px}.twocol .formcard{margin:0}.side>p{margin-bottom:16px}.side .card{margin-top:8px}.side h2{font-size:24px}
.side strong{font:600 15px var(--display);color:var(--muted)}
/* contact page: who to write to, ruled like a drawing legend */
.side .side-h{font-size:24px;margin-bottom:10px}
.emails{margin:0 0 28px;border-top:1px solid var(--black)}
.emails>div{padding:12px 0;border-bottom:1px solid var(--line)}
.emails dt{font:600 17px var(--display);color:var(--black)}
.emails dd{margin:0;display:flex;flex-direction:column;gap:2px}
.emails dd span{font-size:15px;color:var(--muted);line-height:1.45}
.emails dd a{font:400 16px var(--display);overflow-wrap:anywhere}
.siteform .fgrid2{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px 20px}
label.f{display:flex;flex-direction:column;gap:6px;font:400 15px var(--display);color:var(--black)}label.f.full{margin-top:16px}
input,select,textarea{font:17px var(--text);color:var(--graphite);border:1px solid var(--silver);border-radius:var(--r);padding:10px 12px;background:#fff;width:100%;min-height:46px}
textarea{resize:vertical}input:focus,select:focus,textarea:focus{border-color:var(--black);outline:2px solid var(--gold);outline-offset:0}
.invalid{border-color:var(--bad)!important;background:#fff8f7}
.err{color:var(--bad);font:600 14px var(--display)}.req{color:var(--bad)}
.chk{display:flex;gap:10px;align-items:flex-start;margin-top:16px;font-size:16px}.chk input{width:20px;height:20px;min-height:0;margin-top:4px;flex:none;accent-color:var(--black)}
.hp{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}
.actions{margin-top:24px;display:flex;gap:12px;flex-wrap:wrap;align-items:center}
.status{margin-top:12px;font:600 16px var(--display)}.status.err{color:var(--bad)}
.notice{background:#fbf6ea;border-left:2px solid var(--gold);padding:10px 14px}.notice.ok{background:#edf7f0;border-left-color:var(--ok);color:var(--ok)}

/* booking */
.booking h2{font-size:26px;margin-top:4px}
.opts{display:flex;flex-wrap:wrap;gap:18px;align-items:flex-end;margin:6px 0 20px}.opts label.f{min-width:240px}
.seg{display:inline-flex;border:1px solid var(--silver);border-radius:var(--r);overflow:hidden;margin-top:6px}.seg button{border:0;background:#fff;padding:10px 16px;font:400 16px var(--display);cursor:pointer;min-height:44px;color:var(--black)}.seg button+button{border-left:1px solid var(--silver)}.seg button[aria-pressed=true]{background:var(--black);color:#fff}
.days{display:flex;gap:8px;overflow-x:auto;padding:4px 2px 12px;scroll-snap-type:x proximity}
.day{flex:0 0 auto;min-width:88px;border:1px solid var(--silver);background:#fff;border-radius:var(--r);padding:10px 12px;font:inherit;cursor:pointer;text-align:center;scroll-snap-align:start;line-height:1.25;color:var(--black)}
.day b{display:block;font:400 14px var(--display);color:var(--muted)}.day span{display:block;font:600 20px var(--display)}.day small{display:block;color:var(--muted);font:400 13px var(--display)}
.day:hover{border-color:var(--black)}
.day[aria-pressed=true]{border-color:var(--black);background:var(--black);color:#fff}.day[aria-pressed=true] b,.day[aria-pressed=true] small{color:#c9ccd1}
.times{display:grid;grid-template-columns:repeat(auto-fill,minmax(112px,1fr));gap:8px;margin-top:8px}
.time{border:1px solid var(--silver);color:var(--black);background:#fff;border-radius:var(--r);padding:10px;font:600 16px var(--display);cursor:pointer;min-height:44px}
.time:hover{border-color:var(--black)}.time[aria-pressed=true]{background:var(--black);border-color:var(--black);color:#fff}
.tznote{color:var(--muted);font-size:15px;margin-top:12px}
.chosen{background:var(--brushed);padding:12px 14px;font:600 16px var(--display);display:flex;gap:12px;align-items:center;justify-content:space-between;flex-wrap:wrap;border-left:2px solid var(--gold)}
.linkbtn{background:none;border:0;color:var(--black);font:inherit;text-decoration:underline;text-underline-offset:3px;cursor:pointer;padding:0}
#book-form{margin-top:28px;border-top:1px solid var(--line);padding-top:24px}
.done h2{color:var(--ok)}.done dl,dl.done{display:grid;grid-template-columns:140px 1fr;gap:6px 12px}.done dt{color:var(--muted);font:400 15px var(--display)}.done dd{margin:0}

/* login */
.authpage{min-height:calc(100vh - 76px);display:grid;place-items:center;padding:40px 16px;background:var(--black)}
.authcard{background:#fff;border-radius:var(--r);padding:32px;width:min(440px,100%)}
.authlogo{background:var(--black);padding:14px;display:flex;justify-content:center;margin:-32px -32px 24px}.authlogo img{max-height:96px}
.authcard h1{font-size:30px}.authcard label.f{margin-bottom:12px}.authcard .btn.wide{margin-top:8px}
.loginpage .site-footer{display:none}
.authcard .orline{display:flex;align-items:center;gap:10px;color:var(--muted);font-size:14px;margin:18px 0 6px}.authcard .orline::before,.authcard .orline::after{content:"";flex:1;border-top:1px solid var(--line)}
.authcard details.pwsignin{margin-top:18px;border-top:1px solid var(--line);padding-top:12px}.authcard details.pwsignin summary{cursor:pointer;color:var(--muted);font-size:15px;margin-bottom:10px}

/* footer */
.site-footer{background:var(--black);color:#a8adb4;padding:56px 0 32px;font-size:16px;border-top:1px solid #26282b}
.site-footer a{color:#e4e6e9}
.fgrid{display:flex;justify-content:space-between;gap:32px;flex-wrap:wrap}
.fbrand{color:#fff;font:600 22px var(--display);margin-bottom:6px}
.fcontact{display:flex;flex-direction:column;gap:2px;font-family:var(--display)}
.fnav{display:grid;grid-template-columns:repeat(2,auto);gap:6px 40px;align-content:start;font-family:var(--display)}
.fnav a{text-decoration:none}.fnav a:hover{text-decoration:underline;color:#fff}
.femails{margin:0;display:grid;gap:8px;align-content:start;font-family:var(--display)}.femails dt{font-size:14px;color:#80868e}.femails dd{margin:0}
.disclaimer{font-size:14px;color:#80868e;margin-top:28px;max-width:80ch;line-height:1.6}.copy{font:400 14px var(--display);color:#80868e}

/* responsive */
@media(max-width:960px){
 .srow,.scale{grid-template-columns:1fr;gap:10px}
 .scale{display:none}
 .srow{padding:22px 4px}
 .steps,.cols3,.twocol,.products{grid-template-columns:1fr}
 .steps{gap:28px}.steps::before{left:22px;right:auto;top:0;bottom:60px;border-top:0;border-left:1px solid var(--black)}
 .steps li{padding:0 0 0 72px}
 .cols3>div,.cols3>div+div{padding:24px 0 8px;border-left:0}.cols3>div+div{border-top:1px solid var(--line)}
 .pcat-head{grid-template-columns:1fr}.pcat-head .dim{grid-column:1;grid-row:auto}
 .nav-toggle{display:inline-block}.hdr{position:relative;min-height:66px}.brand .logo{height:44px}
 .site-nav{display:none;position:absolute;left:0;right:0;top:100%;background:var(--black);flex-direction:column;align-items:stretch;padding:8px 24px 20px;border-bottom:1px solid #26282b}
 .site-nav.open{display:flex}.site-nav a{padding:12px 0;border-bottom:1px solid #1d1f22}.site-nav a[aria-current=page]{border-bottom-color:var(--gold)}
 .site-nav a.btn.accent{margin:12px 0 0}}
@media(max-width:640px){
 body{font-size:17px}
 .siteform .fgrid2,.facts{grid-template-columns:1fr}
 .hero{padding-top:56px}.band{padding:64px 0}.cta-band{padding:64px 0}
 /* the street stays large enough to read; it scrolls sideways, with a fade at the edge showing there is more */
 .street-wrap{overflow-x:auto;scrollbar-width:none;-webkit-mask-image:linear-gradient(90deg,#000 82%,transparent);mask-image:linear-gradient(90deg,#000 82%,transparent);padding-right:0}
 .street-wrap::-webkit-scrollbar{display:none}
 .street-wrap:focus-visible{outline:2px solid var(--gold);outline-offset:4px}
 .street{width:230%;max-width:none;margin-top:36px}
 /* comfortable tap targets */
 .toc a,.fnav a{display:inline-flex;align-items:center;min-height:44px}
 .toc{gap:0 22px}
 .done dl,dl.done{grid-template-columns:1fr}.cta-band .or{display:block;margin:14px 0 0}
 .fnav{grid-template-columns:1fr 1fr}}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
/* Borrower/broker portal */
.portal{display:grid;gap:18px;margin:24px 0 48px}.portal-card h2{margin-top:0}
.portal-item{display:flex;justify-content:space-between;align-items:center;gap:16px;padding:12px 0;border-top:1px solid #e3e1dc}.portal-item:first-of-type{border-top:0}
.portal-up{display:flex;align-items:center;gap:10px;flex-wrap:wrap;justify-content:flex-end}
.portal-got{list-style:none;padding:0;margin:6px 0 0}.portal-got li{padding:3px 0}
.termsheet dd.pre,.portal .pre{white-space:pre-wrap}
.pi-main{min-width:0;flex:1}
.portal-files{list-style:none;padding:0;margin:8px 0 0;display:grid;gap:6px}
.portal-file{display:grid;grid-template-columns:minmax(0,1fr) auto;gap:2px 12px;padding:8px 10px;border:1px solid var(--line);border-radius:var(--r);background:var(--brushed);font-size:.92em}
.pf-name{overflow-wrap:anywhere;font-weight:600}.pf-meta{color:var(--muted);white-space:nowrap}
.pf-status{grid-column:1/-1}.portal-file.ok .pf-status{color:var(--ok)}.portal-file.bad .pf-status{color:var(--bad);font-weight:600}
.pf-note{grid-column:1/-1;color:var(--graphite)}
.portal-msg{margin-top:6px}.portal-msg .err{color:var(--bad)}
.portal-got li .portal-files{margin:4px 0 6px}
.visually-hidden{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);border:0}
@media (max-width:640px){.portal-item{flex-direction:column;align-items:stretch}.portal-up{justify-content:flex-start}.portal-up .btn{min-height:44px;display:inline-flex;align-items:center}.portal-file{grid-template-columns:1fr}.pf-meta{white-space:normal}}
@media print{.site-header,.site-footer,.portal-item,.siteform .actions{display:none}}

/* a label for a group of buttons, set like the form labels */
.flabel{font:400 15px var(--display);color:var(--black);margin-bottom:6px}