By Joan Feliz Valoys
Special for El Inmobiliario
Walking through Santo Domingo has become an exercise in obstacles and risks. In many areas, sidewalks have disappeared under the indiscriminate expansion of buildings, private parking lots, and even business fixtures that appropriate public space. This reality not only deteriorates the quality of life for citizens but also contributes to the city's general disorder, affecting even those who believe they benefit from this misappropriation.
However, the problem isn't limited to sidewalks. Disregard for property lines—that is, the established boundaries between private properties and adjacent public spaces—has turned urban development into a free-for-all where every square meter is contested without regard for order or community safety.
The urban chaos plaguing the Dominican Republic, particularly Santo Domingo, is no accident. It is the result of decades of permissiveness, a lack of planning, and the tendency of some developers and business owners to appropriate spaces that do not belong to them. What seems like a short-term gain—more space for their business or a larger built area in a real estate project—ultimately contributes, in the medium and long term, to the city's collapse and the loss of value of the real estate investments themselves.
Sidewalks and order: more than an aesthetic issue
Sidewalks are not a luxury or a mere decoration; they are a basic necessity that guarantees the safe mobility of pedestrians. In a well-planned city, sidewalks allow people of all ages and abilities—especially those with disabilities, senior citizens, and children—to move around without the danger of being hit by a vehicle.
However, in Santo Domingo, sidewalks have been reduced to residual spaces or, in many cases, eliminated altogether. The improper appropriation of these spaces by businesses and construction projects has created a situation in which pedestrians are forced to walk in the streets, endangering their lives and contributing to traffic chaos.
The problem is most acute in high-growth areas like Piantini, Naco, and Ensanche Paraíso, where overdevelopment and a lack of planning have transformed the streets into hostile environments. Although these areas paradoxically attract investment and commercial development, the disarray has diminished their appeal and quality of life, ultimately impacting property values.
Borders: the other forgotten problem
In addition to sidewalks, respecting property lines is a key aspect of urban development that is often overlooked. Simply put, property lines are the legal boundaries that define a property and establish the required distance between a building and its surroundings. These boundaries not only ensure order but also play a fundamental role in structural safety and harmonious coexistence within the city.
In the Dominican Republic, urban planning regulations establish minimum setbacks that must be respected for the construction of buildings, houses, and businesses. However, it is common to find cases where these regulations are ignored or where exceptions are sought through irregular permitting procedures. This results in buildings constructed too close together, without adequate space for ventilation, lighting, and emergency access.
Disregarding property lines not only creates visual and urban overcrowding, but can also compromise the stability of structures. In a city with high seismic activity like Santo Domingo, respecting these distances is crucial to prevent collapses and structural damage in the event of an earthquake.
On the other hand, from a legal standpoint, buildings that don't comply with proper property lines can face permitting problems in the future, limiting their value and potentially leading to legal disputes between property owners. What some see as "saving space" or maximizing their building potential can become a major headache when authorities decide to take action or when neighbors initiate legal proceedings to assert their rights.
When disorder works against you
The uncontrolled growth of Santo Domingo, with constructions that ignore sidewalk and boundary regulations, not only affects pedestrians, but also works against the owners and developers themselves.
A business that encroaches on the sidewalk may gain additional space to display products or place tables, but at the same time, it contributes to the deterioration of the area, making it less attractive to customers and reducing pedestrian traffic. A building that does not respect property lines can cause disturbances to neighbors, face legal problems, and, in the long run, lose market value due to the negative impact on its surroundings.
