:root{--navy:#202f44;--ink:#1d1d1f;--muted:#68686e;--accent:#946031;--gold:#e5ce75;--paper:#f5f5f7;font-family:-apple-system,BlinkMacSystemFont,"Segoe UI",Arial,sans-serif;color:var(--ink);background:#fff;font-synthesis:none;text-rendering:optimizeLegibility;scroll-behavior:smooth;scroll-padding-top:125px}
*{box-sizing:border-box}body{margin:0;line-height:1.55}a{color:inherit}img,video{display:block;max-width:100%}figure{margin:0}h1,h2,h3,p{margin:0}a:focus-visible{outline:3px solid #267bc7;outline-offset:5px}.wrap{width:min(1200px,calc(100% - 80px));margin-inline:auto}.section{padding:104px 0}.eyebrow{font-size:12px;font-weight:650;letter-spacing:.13em;text-transform:uppercase;color:var(--accent);margin-bottom:18px}h2{font-size:clamp(36px,4.6vw,64px);line-height:1.08;letter-spacing:-.045em;font-weight:650}h2 em{font-style:normal;color:var(--muted)}.section-heading{text-align:center;max-width:1080px;margin:0 auto 46px}.section-heading>p:not(.eyebrow){font-size:21px;line-height:1.5;color:var(--muted);max-width:720px;margin:26px auto 0}.button{display:inline-flex;align-items:center;justify-content:center;gap:12px;min-height:48px;padding:13px 24px;border:1px solid var(--navy);border-radius:28px;background:var(--navy);color:#fff;font-size:16px;font-weight:500;text-decoration:none;transition:background .2s,transform .2s}.button:hover{background:#334963;transform:translateY(-1px)}.text-link{display:inline-flex;gap:9px;align-items:center;font-size:17px;text-decoration:none;color:var(--accent);font-weight:500}.text-link:hover{text-decoration:underline;text-underline-offset:4px}.note,figcaption{font-size:13px;line-height:1.6;color:var(--muted)}figcaption{padding-top:12px}.skip-link{position:fixed;left:20px;top:-80px;background:#fff;color:#172d45;z-index:100;padding:14px}.skip-link:focus{top:10px}

/* Original Fenice.house mark, with MOZ ART replacing the old subtitle. */
.topbar{position:sticky;top:0;z-index:20;background:var(--navy);color:#fff;border-bottom:1px solid #ffffff15;display:flex;justify-content:space-between;align-items:center;gap:28px;padding:14px max(30px,calc((100vw - 1400px)/2))}.brand{flex:0 0 auto;display:block;text-decoration:none}.brand-logo{display:block;width:440px;height:auto}.nav{display:flex;align-items:center;gap:24px;font-size:14px}.nav a{color:#f5f5f7;text-decoration:none;white-space:nowrap;min-height:38px;display:flex;align-items:center}.nav a:hover{color:var(--gold)}.nav a:first-child{color:var(--gold);font-weight:600}.nav a:last-child{border:1px solid #ffffff50;padding:7px 16px;border-radius:24px}

.hero{display:flex;flex-direction:column;padding-top:66px;overflow:hidden;background:#fbfbfd}.hero-copy{order:1;width:min(1100px,calc(100% - 60px));margin:0 auto;text-align:center}.hero .eyebrow{margin-bottom:12px}.hero h1{font-size:clamp(64px,8.4vw,122px);line-height:.98;letter-spacing:-.06em;font-weight:650}.hero h1 span{color:var(--accent)}.hero .lead{font-size:clamp(20px,2vw,26px);line-height:1.4;color:#535359;margin:28px auto 0}.hero-actions{display:flex;align-items:center;justify-content:center;gap:28px;flex-wrap:wrap;margin-top:30px}.hero>img{order:2;width:100%;height:clamp(330px,38vw,580px);object-fit:cover;object-position:center 53%;margin:50px auto 0}.status{padding:18px 28px;text-align:center;background:var(--paper);color:var(--muted);font-size:13px}.status strong{font-weight:600;color:#4b4b50}

.slide-reel{padding-top:96px;padding-bottom:100px}.bar-feature{margin:0}.bar-feature figure{margin:0}.bar-photo{position:relative;aspect-ratio:1240/696;overflow:hidden;border-radius:24px;background:#65492e}.bar-photo img{position:absolute;width:133.387%;max-width:none;height:auto;left:-4.355%;top:-20.833%}.bar-feature figcaption{text-align:center}

.residents{background:var(--paper)}.residents-inner{display:grid;grid-template-columns:minmax(0,.92fr) minmax(0,1fr);align-items:start;gap:70px}.residents-photo{position:sticky;top:135px}.residents-photo img{width:100%;max-height:800px;object-fit:cover;object-position:center 30%;border-radius:24px}.residents-photo figcaption{text-align:center}.residents-copy{padding-top:6px}.residents-copy h2{font-size:clamp(37px,3.8vw,54px);line-height:1.1;margin:10px 0 26px}.residents-copy>p:not(.eyebrow){font-size:17px;color:#56565d;margin-top:18px}.residents-copy>p.residents-lead{font-size:20px;color:#38383e}.resident-support{display:flex;gap:22px;align-items:center;padding:25px 0;margin-top:26px;border-top:1px solid #d8d8dd;border-bottom:1px solid #d8d8dd}.resident-support>strong{font-size:64px;font-weight:600;line-height:1;letter-spacing:-.07em;color:var(--accent);white-space:nowrap}.resident-support h3{font-size:19px;font-weight:600;line-height:1.25;margin-bottom:8px;letter-spacing:-.02em}.resident-support p{font-size:14px;color:var(--muted);line-height:1.45}.residents-copy>p.note{font-size:13px;margin-bottom:20px}.residents-copy>.button{margin-top:26px}.residents-copy>.text-link{font-size:15px}

.linked-services{background:#fff}.linked-services .eyebrow,.linked-services h2,.service-intro{text-align:center}.linked-services h2{margin-bottom:25px}.service-intro{font-size:21px;line-height:1.5;color:var(--muted);max-width:850px;margin:0 auto 44px}.service-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px}.service-card{background:var(--paper);border-radius:24px;overflow:hidden;min-width:0}.service-card>img{width:100%;aspect-ratio:16/10;object-fit:cover}.service-card:nth-child(2)>img{object-fit:contain;background:#f4f0e7}.service-card>div{padding:32px 36px 36px}.service-card h3{font-size:32px;line-height:1.15;letter-spacing:-.035em;margin-bottom:14px}.service-card p{font-size:17px;color:var(--muted);margin-bottom:18px}.linked-services .note{text-align:center;margin:28px auto 0;max-width:850px}

.intro{max-width:none;width:100%;padding-inline:max(40px,calc((100vw - 1120px)/2));text-align:center;background:var(--paper)}.intro h2{margin-bottom:26px}.intro>p:not(.eyebrow){font-size:18px;color:var(--muted);max-width:800px;margin:20px auto 0}.intro>p.lead{font-size:21px}.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:56px;margin:52px auto 0;text-align:left}.card{border-top:1px solid #d3d3d9;padding-top:24px}.card h3{font-size:29px;letter-spacing:-.03em;line-height:1.2;margin-bottom:16px}.card p{font-size:17px;color:var(--muted)}

.feature{background:#fff}.feature>.wrap>.eyebrow,.feature h2,.feature>.wrap>p:not(.project-line){text-align:center}.feature h2{margin-bottom:26px}.feature>.wrap>p:not(.eyebrow):not(.note):not(.project-line){max-width:800px;margin:0 auto;font-size:20px;color:var(--muted)}.gallery{display:grid;grid-template-columns:1.5fr 1fr;gap:24px;margin-top:42px}.gallery figure{min-width:0}.gallery figure:first-child{grid-column:1/-1}.gallery figure:first-child img{height:clamp(320px,48vw,650px)}.gallery img{width:100%;height:300px;object-fit:cover;border-radius:22px}.gallery figcaption{text-align:center}.slide-track{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:42px}.slide-track figure{min-width:0}.slide-track img{width:100%;aspect-ratio:16/9;object-fit:contain;background:#f3f0e8;border-radius:18px}.slide-track figcaption{text-align:center}.feature .note{margin-top:18px}.project-line{font-size:16px;color:var(--muted);max-width:850px;margin:38px auto 0;padding-top:26px;border-top:1px solid #dddde1}

.architecture{background:var(--paper)}.donald-feature{display:grid;grid-template-columns:.8fr 1.2fr;gap:90px;align-items:center;max-width:1050px;margin:auto}.donald-feature figure img{width:100%;max-height:570px;object-fit:cover;object-position:center 28%;border-radius:24px}.visual-copy h3{font-size:48px;font-weight:650;letter-spacing:-.045em;line-height:1.1;margin-bottom:28px}.visual-copy p:not(.eyebrow){font-size:18px;color:var(--muted);margin-top:20px;max-width:500px}

.video-box{display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;align-items:center}.video-box h2{margin-bottom:26px}.video-box>div>p:not(.eyebrow){color:var(--muted);font-size:18px}.video-links{display:flex;gap:12px;flex-wrap:wrap;margin-top:26px}.video-links .button{font-size:14px;padding:11px 18px}.video-box video{width:100%;aspect-ratio:16/9;background:#161616;border-radius:18px;scroll-margin-top:130px}.video-box p.note{font-size:13px;margin:10px 0 28px}.video-box p.note:last-child{margin-bottom:0}

.network{background:var(--navy);color:#fff;text-align:center}.network .eyebrow{color:var(--gold)}.network h2{font-size:clamp(36px,4.3vw,60px);margin-bottom:28px}.network h2 em{color:#d8c68e}.network p:not(.eyebrow){color:#cdd1d9;font-size:19px;max-width:810px;margin:0 auto}.network-links{display:flex;align-items:center;justify-content:center;gap:20px;flex-wrap:wrap;margin-top:34px}.network .button{background:#f5f5f7;border-color:#f5f5f7;color:var(--navy)}.network .button:last-child{background:transparent;color:#fff;border-color:#ffffff60}.network .button:hover{background:#e4e4e8;color:var(--navy)}#contatti{text-align:center}#contatti h2{margin-bottom:28px}#contatti>p:not(.eyebrow){font-size:20px;color:var(--muted);max-width:760px;margin:0 auto 30px}#contatti>p.note{font-size:13px;margin:26px auto 0}.footer{background:var(--paper);padding:38px 0}.footer-row{display:flex;justify-content:space-between;gap:30px;align-items:center;font-size:12px;color:var(--muted)}.footer-row strong{color:#45454b;letter-spacing:.04em}.footer a{text-underline-offset:3px}

@media(max-width:1250px){.brand-logo{width:380px}.topbar{gap:20px;padding-inline:28px}.nav{gap:18px;font-size:13px}.residents-inner{gap:42px}.donald-feature{gap:55px}}
@media(max-width:1050px){:root{scroll-padding-top:170px}.topbar{flex-wrap:wrap;justify-content:center;gap:8px;padding:12px 28px}.brand-logo{width:430px}.nav{justify-content:center;width:100%;gap:28px;padding:6px 0;font-size:14px}.hero{padding-top:54px}.section{padding:86px 0}.wrap{width:calc(100% - 56px)}.slide-reel{padding-block:86px}.residents-photo{top:180px}.residents-inner{gap:32px}.resident-support{gap:15px}.resident-support>strong{font-size:54px}.resident-support h3{font-size:17px}.grid{gap:30px}.intro{width:100%;padding-inline:28px}.donald-feature{gap:40px}.video-box{gap:35px}.video-box h2{font-size:44px}}
@media(max-width:720px){:root{scroll-padding-top:22px}.topbar{position:relative;padding:15px 20px 10px;justify-content:flex-start;gap:12px}.brand{margin:auto}.brand-logo{width:min(440px,calc(100vw - 40px))}.nav{justify-content:flex-start;gap:24px;overflow-x:auto;white-space:nowrap;scrollbar-width:thin;font-size:14px;padding:6px 0 12px}.nav a{flex:0 0 auto;min-height:30px}.nav a:last-child{padding:4px 13px}.wrap{width:calc(100% - 40px)}.section{padding:68px 0}.slide-reel{padding-block:68px}.section-heading{margin-bottom:32px}h2{font-size:clamp(33px,8.6vw,48px);letter-spacing:-.04em}.eyebrow{font-size:11px;letter-spacing:.12em;margin-bottom:14px}.section-heading>p:not(.eyebrow){font-size:18px;margin-top:22px}.hero{padding-top:44px}.hero-copy{width:calc(100% - 40px)}.hero h1{font-size:clamp(66px,16vw,98px)}.hero .lead{font-size:20px;margin-top:24px}.hero-actions{gap:20px;margin-top:26px}.button{font-size:15px;padding:12px 20px}.text-link{font-size:16px}.hero>img{height:320px;margin-top:38px;object-position:46% center}.status{font-size:12px;padding:15px 22px}.bar-photo{border-radius:16px}.bar-feature figcaption{font-size:12px}.residents-inner{grid-template-columns:1fr;gap:35px}.residents-photo{position:static;max-width:500px;margin:auto}.residents-photo img{max-height:540px;border-radius:18px}.residents-copy{padding:0}.residents-copy h2{font-size:37px}.residents-copy>p.residents-lead{font-size:19px}.resident-support{gap:20px}.resident-support>strong{font-size:62px}.resident-support h3{font-size:19px}.service-intro{font-size:18px;margin-bottom:32px}.service-grid{grid-template-columns:1fr;gap:24px}.service-card{border-radius:18px}.service-card>div{padding:26px 28px 30px}.service-card h3{font-size:29px}.intro{width:100%;padding-inline:20px}.intro>p.lead{font-size:19px}.intro>p:not(.eyebrow){font-size:17px}.grid{grid-template-columns:1fr;gap:27px;margin-top:36px}.card{padding-top:20px}.card h3{font-size:27px;margin-bottom:12px}.card p{font-size:16px}.feature>.wrap>p:not(.eyebrow):not(.note):not(.project-line){font-size:18px}.gallery{grid-template-columns:1fr;gap:25px;margin-top:30px}.gallery img,.gallery figure:first-child img{height:auto;max-height:400px;border-radius:16px}.slide-track{grid-template-columns:1fr;gap:25px;margin-top:32px}.slide-track img{border-radius:14px}.project-line{font-size:15px;margin-top:28px}.donald-feature{grid-template-columns:1fr;gap:32px}.donald-feature figure{max-width:400px;margin:auto}.donald-feature figure img{max-height:500px;border-radius:18px}.visual-copy h3{font-size:39px}.visual-copy p:not(.eyebrow){font-size:17px}.video-box{grid-template-columns:1fr;gap:36px}.video-box h2{font-size:39px}.video-box video{scroll-margin-top:24px}.network h2{font-size:35px}.network p:not(.eyebrow){font-size:18px}.network-links{flex-direction:column;gap:16px}#contatti>p:not(.eyebrow){font-size:18px}#contatti>p.note{font-size:13px}.footer-row{display:block}.footer-row p{margin-bottom:20px}.footer-row p:last-child{margin-bottom:0}}
.arrow{width:16px;height:16px;fill:none;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round;flex:0 0 auto}
@media(prefers-reduced-motion:reduce){:root{scroll-behavior:auto}.button{transition:none}.button:hover{transform:none}}

@media(max-width:720px){.brand{width:min(100%,440px)}.brand-logo{width:100%}.nav{scrollbar-width:none}.nav::-webkit-scrollbar{display:none}}