Building

Two options are under discussion. The decision shapes the ground-floor plan, the underground garage economics, and how the building meets the street.

Option A — residential only. A purely residential building. The ground floor is given to lobby, courtyard threshold, and resident amenities. Quietest street presence; easiest to detail; least revenue diversification.

Option B — hybrid. Ground floor split in two: a small commercial space (café, neighbourhood retail, services) on the street side, and ground-floor apartments with private patios or small gardens on the courtyard side. More activity on the street, premium ground-floor apartments with direct outdoor access, and revenue diversification that strengthens the case for an underground garage.

If the commercial space is a café. Position it adjacent to the courtyard's children's play area (CRT-04), with room for a summer terrace with outdoor tables. A café beside the playground lets parents sit while children play and gives the courtyard a daytime anchor — the terrace should animate that shared space without crowding it.

The decision interacts with BLD-06 (garage) — see that card for the financial coupling.

Working assumption: one basement level (underground garage, see BLD-06) + ground floor + four residential floors. Final storey count depends on the PG-18 envelope (see SIT-03) and the apartment mix the architect proposes.

Open question — partial fifth floor (Pk). Can a recessed attic storey (P+4 + Pk) be added without exceeding the 21 m height limit, by using a reduced clear height? In Serbian practice an attic floor at reduced clear height sometimes does not count fully toward the storey count, and could add 200–400 m² of premium penthouse area. A second related question: can a recessed top-floor terrace (set back from the facade) stay outside the FAR (indeks izgrađenosti) calculation? Is this trade-off worth pursuing — both architecturally and financially — once the cost of the structural / waterproofing detail at the set-back is weighed against the revenue per m² of premium penthouse?

KAPA Projekt to confirm the regulatory reading; KAMENION to confirm the business case once the regulatory answer is known.

The building reads as one volume — not L-shaped, not split into two blocks, not a tower. That singularity is the fixed point.

Whether the volume is long and slender along the parcel or shorter and wider is open — the parcel geometry and the apartment mix decide its proportions. What matters is that, however it is proportioned, it reads from the street as a single, calm mass rather than a composition of parts.

The top floor (whether P+4 or the recessed Pk in BLD-02) sits back from the street facade, so the cap of the building reads quieter than the floors below — a deliberate finishing line, not an attic stacked on top as an afterthought.

The parcel has a long south side. That is a real opportunity — many living rooms and main bedrooms could face south and get direct sun through the year. Nothing else about orientation is decided yet.

Open questions for the architect:

• Which side of the building faces the street and which faces the courtyard, given the parcel's south exposure.
• How the apartment mix splits between south-facing (premium daylight) and north-facing (kitchens, bathrooms, service spaces).
• How summer overheating on the south face is mitigated — recessed loggias, external shutters, deeper overhangs, or a combination (linked to APT-03 balcony provisions).
• Privacy and noise trade-offs of each face — whether a given side looks onto the street, the courtyard, or the adjacent kindergarten — and how that shapes which rooms sit where.

These trade-offs are inseparable from the massing and balcony decisions (BLD-03 and APT-03) and should be resolved together.

The exact facade material and format are open. KAMENION's ask of the architect is to propose options that sit within the brand palette and the building's restrained style — not a single pre-selected material, but a small set of directions to choose from, each meeting the rules below.

KAMENION preference — leverage the brand palette where possible. The brand palette is built on warm, earthy tones: Travertin (cream), Wheat, Caramel, Umber, Cognac. If the facade can sit in this family — through stone, brick, render, or composite cladding — the building reads as part of the brand identity at every scale, from logo to elevation. Cool greys, graphite, and saturated colours move away from that family and should be the exception, not the default.

Decided — what the facade is not.

• No applied ornament — no decorative columns, no faux cornices, no pediments, no sculpted reliefs.
• No contrasting trim bands — no painted stripes between floors, no contrast-colour balcony fronts, no "racing stripe" details.
• Each apartment unit reads on the elevation as part of a single building, not as a stacked composition of differently treated parts.

These rules apply regardless of which material is finally chosen.

Decision is tied to BLD-01 (programme).

• If hybrid (BLD-01 Option B): one underground level of parking is included. Commercial revenue plus premium ground-floor apartments with patios/gardens carry the cost of the basement; parking serves both residents and the small commercial unit.
• If residential-only (BLD-01 Option A): the underground garage needs a financial discussion. Surface parking on the parcel is much cheaper to build but eats green area (see PG-18 minimum 10 % green in SIT-03) and worsens the courtyard quality. KAMENION needs to weigh the per-stall construction cost against what residents will pay for covered, secure parking before committing.

If a basement is built (either path), the working programme is: one underground level under the building footprint, approximately one space per apartment plus a small visitor allocation, with provisions for future EV charging at a share of stalls.

Required regardless — heavy-rain water disposal. The basement needs an explicit strategy for rainwater that runs down the ramp during storms — perimeter trench drain at the ramp head, sump pumps with battery or generator backup, and a discharge plan that doesn't overload the public storm sewer. To be sized by the architect / MEP engineer against local rainfall data.