Apartments

The target structure is 32 units, ~1,800 m² net, leaning to family units — 2.5-room (dvoiposoban) and 3-room (trosoban) together make up over half the building. The smaller 1.5-room (jednoiposoban) and 2-room (dvosoban) units fill the workhorse floors. The floor-by-floor breakdown and the reasoning behind it are in the iterations (DN-29).

The numbers refine as the architect proposes the actual plate geometry; the type ratio is the strategic call, and the net-area split by floor is given in DN-29. Placement is the architect's call — which units get the best views, the longest loggias, the best daylight, and the quietest exposures matters more than which floor each typology lands on. The brief asks for the architect's optimisation, not for a prescriptive floor allocation here.

Secure bike storage — yes, sized for space, location open. A secure spot for some bikes — not a stall per apartment and no visitor allowance, just a sensible, space-optimal provision. Wall-mounted / vertical racks (for example along a garage wall) are welcome to save floor area. Location to be decided with the architect:

• Option A — in the underground garage. A fenced bike zone using a corner or wall that doesn't accept a car stall efficiently; vertical wall racks keep the footprint small. Best security, no daylight, ramp access required.
• Option B — shaded in the courtyard. A covered structure near an entry, with a roof, lighting, and lockable access. Easier daily access, more visible, slightly weather-exposed at the edges.
• Option C (last resort) — inside the ground-floor plate. Trade rentable / amenity ground-floor area for the bike room; only if A and B don't work.

KAPA Projekt to recommend based on the final basement programme (BLD-06) and courtyard geometry.

Parcel locker (paketomat) — open. No package room inside the building. Instead, explore with Pošta Srbije whether they would install a parcel locker (paketomat) next to the building. If they're interested, it serves deliveries without dedicating any internal ground-floor area; if not, residents use the normal courier flow. KAMENION to make contact and report back.

Working direction: recessed loggias for the medium and large apartments (trosoban, četvorosoban), and cantilevered balconies for the smallest (dvosoban) — where a recessed loggia would eat too much of an already compact plan. To be discussed with the architect whether a loggia carries enough advantage to justify it on the smallest units, or whether a cantilevered balcony serves them better.

Loggias read quieter from the street, give more weather protection and privacy, and avoid the maintenance signature and thermal-bridge penalties of bolted-on slabs; a cantilevered balcony costs less interior area on a small plate. The architect to clarify how each type is counted against the PG-18 envelope (FAR, footprint index) so the mix calculation (APT-01) is made against a real area budget — recessed and projecting outdoor space are treated differently under the regulation.

Provisions — every balcony or loggia.

• Moisture-protected electrical outlet (IP-rated) — for vacuum, device charging, small appliances.
• Outdoor lighting fixture, wired — ceiling- or wall-mounted, IP- rated, switched from inside the adjacent room.
• Metal louvers / shutters — provided as part of the facade vocabulary; fixed or sliding to be confirmed with the architect.
• Canopy / visor at the upper edge — only where it fits the architecture and is functionally helpful. Where used, it keeps the outlet, lighting, and resident furniture out of driven rain; the architect decides whether it earns its place on the elevation.
• Mounting points for retractable sun-shade sails — only where they fit the design and add real function. Where used, pre-installed anchors let KAMENION offer the sail as an optional buyer upgrade without later facade penetration.

Additional provision — for loggias.

• Ceiling ventilator pre-wire — where a unit has a loggia: a wired, switched ceiling point so the buyer can install an outdoor-rated ceiling fan. Recessed loggias benefit from active air movement on still summer days.

A certain number of basement cellars will be provided — exact count and which apartments receive one is open and to be discussed with the architect.

Working thinking, not yet a decision:

• The smallest apartments (dvosoban, ~40 m²) probably don't need a cellar — they're already designed for compact living.
• The larger typologies (trosoban, četvorosoban) are more likely candidates.
• Coverage is unlikely to be 100 %. A working hypothesis is around 30 % of apartments receive a cellar, sized for seasonal items, suitcases, and bulky storage that doesn't fit in the apartment.

Final count and assignment depend on the basement programme (BLD-06) and the underground garage layout, which is itself tied to BLD-01 (residential vs hybrid).

Direction: clear ceiling heights slightly above the Serbian mass-market norm. Typical new-build apartments in Serbia clear ~2.50– 2.60 m; KAMENION wants to feel measurably more generous than that the moment a buyer walks in.

Open: the exact target is for the architect to recommend against the building height budget (SIT-03: 21.0 m maximum) and the storey count (BLD-02). A working figure to react to is 2.70 m clear in habitable rooms — the architect to confirm what is achievable given the slab build-up, service routing, and whether the recessed Pk top-floor question (BLD-02) is in or out.

Bathrooms and service spaces can drop under service routes — but the drop should be a deliberate move, never an apologetic furr-down.

Direction — panoramic in the main room and kitchen. The main living room and the kitchen get large, panoramic windows. The aim is one generous opening per room, not a row of small punched holes; the elevation reads calmer and the rooms feel like part of the outside.

Alternative on the table — angled corner windows. Where the unit sits on a building corner, the architect may propose an angled corner window (two large panes meeting at an outside corner) instead of one panoramic face. Worth considering for premium units (top-floor četvorosoban in particular) when the view in the corner direction is worth the detail.

Solar coating — baseline. All glazing carries a solar-control coating sized against the south-face exposure (see BLD-04). South- facing rooms additionally benefit from the loggia overhang (APT-03) and the external metal louvers; the coating is the first line, not the only line.

Bedroom windows and service-space (bathroom, utility) windows are sized by the architect to the room's function, daylight target, and ventilation needs.

The kitchen layout is open. Galley, L-shape, U-shape, island, or peninsula — the architect proposes against the apartment plan and the plumbing / extraction core. The brief specifies what gets pre- installed in any layout the architect chooses.

Pre-installed connections and outlets.

• Electric range / cooktop — 380 V three-phase supply, properly sized circuit, switch and outlet at code-correct distance from the sink.
• Oven — dedicated outlet, separate from the cooktop.
• Range hood — outlet plus a switched extraction line to the building's vertical kitchen shaft (see APT-09 HVAC for the extraction vs. recirculating-with-filters question).
• Refrigerator — dedicated outlet in the cabinet recess.
• Dishwasher — dedicated outlet plus cold-water supply and drain rough-in inside the under-counter cabinet.
• Drinking-water filter — a dedicated outlet under the sink for an under-counter drinking-water filter, with the cold-water supply and drain rough-in detailed to accept one.
• Microwave — dedicated outlet at the appropriate cabinet position (over-range or built-in, architect's call).
• Food waste disposer — dedicated outlet under the sink, plus the drain rough-in detailed to accept one. Whether one is actually installed at delivery is a buyer option.
• Countertop small appliances — generous countertop outlets so the kettle, blender, coffee machine, toaster, and one extra device can all sit out at once without sharing a single circuit.
• Built-in cabinet lighting — wired and switched at the wall, so the buyer's installer can connect under-cabinet LED strips without re-fishing the wall.
• Kitchen-floor heating — see APT-08; the kitchen shares the wet- zone heated-floor zone with the bathroom.

Daylight where the unit allows it. Where the typology has an exterior wall available, the main bathroom gets a window. Secondary bathrooms can remain interior with a designed ventilation strategy and a quiet fan. Default: prefer daylight, accept interior only where the plan forces it.

Fixed provisions — every bathroom.

• Electric heated floor — the bathroom is in a wet-zone heated floor that also covers the kitchen (APT-07). Programmable thermostat at the wall.
• Electric heated towel rail — wired outlet at the rail position, hidden behind the finish.
• Moisture-resistant outlets — every socket in the bathroom is IP-rated for wet zones, set at code-correct distances from the basin, shower, and bath.
• Lit-mirror and accent-lighting provision — a wired, switched point for a backlit (LED) mirror above the basin, plus a circuit for supplementary lighting beyond the main ceiling fixture.
• In-wall toilet cistern — concealed flush tank in a wet-zone framing wall, with the actuator plate flush with the tile finish. No exposed cistern.
• Leak-sensor positions — designated, pre-wired locations for water-leak sensors in the bathroom (under the sink, and in the floor next to the shower / WC) and in the kitchen (under the sink and behind the dishwasher). Sensor product not specified; the locations are. See APT-07 for the kitchen plumbing those sensors guard.
• Bathroom ventilation — quiet inline fan ducted to the building's vertical shaft; switched with the room light, with a run-on timer.

The finish vocabulary (tile, vanity, mirror, fixtures) follows the brand neutral palette — the brief specifies what's pre-installed, not the finish brand.

Air conditioning — every room, hookups in place.

Every habitable room (living, bedrooms, kitchen) gets the pipework and condensate routing for a split-system A/C indoor unit, with the matching outdoor unit position pre-coordinated on the loggia or facade in a way that doesn't compromise the elevation (see BLD-05). The specific brand and model are the buyer's choice; the building delivers plumb-and-go provision. These same reversible units are the building's heating system in winter — there is no separate central heat pump (see ENG-02).

Supply ventilation — fresh air without opening the window.

Each habitable room is pre-wired for a wall-mounted supply ventilation unit (бризер / breezer-style — filtered, heated outside-air supply through a small exterior penetration). This is the working direction; the architect to confirm the integration with the facade detail (BLD-05) and with the metal louvers (APT-03) so the exterior penetrations don't disrupt the elevation.

Kitchen extraction — to decide.

Two viable options for the kitchen range hood:

• Ducted to a vertical shaft — best extraction, requires a kitchen shaft routed through every storey to roof.
• Recirculating with replaceable filters — no shaft, the hood carbon-filters the air and returns it to the room. Easier to plan, worse for cooking smells over time.

KAPA Projekt to recommend based on the kitchen positions in the typical plate. The brief leans toward ducted to a shaft if the plate geometry allows it.

The kitchen has its own provisions list (APT-07); the bathroom has its own (APT-08). This card covers the living room, the bedrooms, and the entry hall — everywhere a resident plugs in everyday electronics and furniture.

Living room.

• TV wall: several outlets clustered behind the TV position (television, game console, streaming device, soundbar) plus the internet wall jack (APT-11). The TV wall is the one place where outlet density matters more than visual restraint.
• Sofa: an outlet on both sides of the planned sofa position — for floor lamps, laptop charging, and side-table devices.
• Robot vacuum: a single outlet at floor level in a discreet wall niche, sized for a robot-vacuum dock (or a stick-vacuum charger).

Bedrooms.

• Bedside lighting + outlets: wiring brought out for a switched bedside light on each side of the bed, plus a pair of outlets at bedside height. Spacing sized for a 180 cm bed (the working default; the architect to flag if a typology forces a smaller bed).
• Closet lighting: wiring brought out behind the planned wardrobe position so the buyer's installer can connect closet LEDs without cutting into the wall.
• Work-area wiring: at least one wall position per bedroom wired for a desk — outlet pair plus the internet wall jack (APT-11).

Curtains and blinds.

• Motorised curtains / blinds — outlets at the curtain head. One switched ceiling/wall outlet at the head of each window opening for curtain or blind motors, so motorised window treatments are a buyer option without re-wiring.

Entry hall.

• Entry mirror outlet: an outlet at the typical entry-mirror position (~1.5 m above floor) — for a backlit or shaver-style mirror, or simply a phone-charging point near the front door.

All of the above stays inside the standard apartment electrical panel; nothing here implies smart-home or scene-control wiring (that's APT-12).

Wired ethernet to every habitable room. A wall jack to the living room, every bedroom, and the work area is non-negotiable for a 2027 delivery. Wi-Fi belongs at the edge of the plan for tablets and phones; backbone bandwidth stays on copper. A central low-voltage panel in the entry closet holds the modem, switch, and patch to the rooms.

Intercom system — door entry. A building intercom with a station at each apartment's entry. The station allows the resident to:

• Hear and answer a visitor at the building's main entrance.
• Release the building's main door electronically.
• (Optionally) see the visitor on a small display — confirm with the architect whether video intercom is a baseline or a buyer upgrade.

The intercom is a separate system from any smart-home work (APT-12); it is required even if the smart-home discussion lands on "minimal".

The smart-home strategy is open — to be discussed with the architect and the M&E engineer rather than dictated by this brief. Some pieces are already decided as standalone provisions and live in other cards:

• Leak sensors (APT-08) — designated pre-wired positions in the bathroom and kitchen.
• Intercom (APT-11) — building door entry, decided.
• Motorised-blind outlets (APT-10) — wiring brought out at the curtain head; the actual motor is a buyer option.

Open questions for the architect / M&E conversation:

• Is there a central wall panel for lighting scenes, blinds, and HVAC — or do we leave each apartment to choose its own ecosystem (Apple Home, Google Home, Tuya, KNX, etc.)?
• What's the right baseline KNX / wired bus vs. cheaper wireless protocols at the price point KAMENION is targeting?
• Do KAMENION-installed systems integrate with a building-wide service (deliveries, parcel, common-area access, EV charging)?

KAMENION does not commit to a voice-assistant default. If a panel is installed, it should work without any vendor account at all.

General requirement — apartments must read as acoustically calm.

The brief asks for the outcome, not the means: an apartment should feel quiet by mass-market Niš standards. That means meaningful attenuation across two surfaces:

• Apartment-to-apartment — neighbours' speech, TV, footfall on the floor above, plumbing risers behind a shared wall.
• Apartment-to-corridor — the shared corridor, the main door closing, conversation in the lobby.

How that outcome is achieved — wall construction, floating floors, ceiling absorbers, door seals, riser detailing, or a combination — is for the architect and the acoustic consultant to propose against cost and floor-build constraints.

The previous prescription (a concealed absorber strip along the living-room ceiling reveal) was one possible answer, not a requirement. Drop or keep based on whether it tests well against the chosen build-up.

Every apartment needs a planned home for the washing machine, a dryer, and an electric water heater (boiler) — with water supply, drainage, and adequately-sized power at that position.

Domestic hot water — electric boiler per apartment. The building is fully electric (no gas; see ENG-02), so each apartment has its own electric water heater rather than a shared central system. Individually metered, no building-wide DHW plant or risers to fail. Sized to the apartment's bathroom + kitchen demand.

Laundry — appliances and connections, placement open. Provide for a stacked washer + dryer (cold-water supply, drain, dedicated power) plus the boiler. Whether these sit in a dedicated utility niche / closet or are integrated into the bathroom is the architect's call per typology — the compact units (dvosoban) may absorb it into the bathroom, while the larger plans (trosoban, četvorosoban) can afford a small dedicated utility space. The brief fixes the appliances and connections; the architect places them.

Provisions — appliances and access.

• Dedicated outlets — separate, adequately-sized outlets for the washing machine, the dryer, and the electric boiler.
• Column (stacked) installation — the washer and dryer can be stacked in a column where the plan is tight; the recess and connections are sized for it.
• Concealed boiler niche — where the layout suits it, the boiler sits in a niche above the WC, behind closed cabinet doors, out of sight.
• Doorway clearance — the doorway serving the laundry / bathroom position is wide enough to carry a washing machine through after the door leaf is hung, not only in the bare opening.