By Joan Feliz
Special for El Inmobiliario
The recent tragedy near the renowned Jet Set nightclub in Santo Domingo has shaken the entire country. Beyond the human suffering, which we deeply share, this event should prompt us to reflect on a crucial technical aspect: the proper use of buildings according to their original design.
In conversation with architect Gerardo Feliz—a professional with over 30 years of experience in the construction of residential, commercial, and tourist properties—he shared with me a truth that is often overlooked in practice: “Each building is designed to fulfill a specific function. Its structure, materials, load distribution, ventilation, access, and exits are all planned from the outset based on that use. Changing it without the proper technical support is extremely risky.”.
One of the most critical elements of structural design is the loads a building must withstand. These are divided into dead loads (the structure's own weight: columns, roofs, walls), live loads or moving loads (people, furniture, equipment, movement within the space), and special conditions such as vibration or impact. Each type of building is designed based on these factors. A movie theater, for example, has controlled flow and load zones distributed across the seating; a nightclub, on the other hand, involves massive crowding, constant movement, sound equipment, and intense vibrations.
The Jet Set case perfectly illustrates this: it was originally built as a movie theater. Specifically, it was the Cine El Portal, inaugurated in 1970. However, for over 30 years it operated as a nightclub. While many might see this as a simple "adaptation," it is actually a significant structural change of use, with technical implications that require a redesign or adaptation based on professional expertise. Failure to do so could shorten the building's lifespan and turn it into a silent trap.
Furthermore, in many of these cases, oversight by the agencies responsible for controlling, regulating, supervising, and maintaining the structural safety of buildings is evaded or omitted. These agencies include the Ministry of Public Works, the Ministry of Housing, the municipalities, the Dominican College of Engineers, Architects, and Surveyors (CODIA), the Fire Department, and Civil Defense. All of them play a crucial role in ensuring that any change of use complies with established regulations.
This is not alarmism, but rather an invitation to embrace urban planning and respect for architectural design. Modern cities demand flexibility, yes, but also sound judgment and technical responsibility.
In an ever-growing and evolving urban environment, it is essential that we, as citizens, investors, and construction professionals, maintain a proactive approach, ensuring that every change of use is properly evaluated by specialists. It is not enough for an idea to be commercially viable; it must also be structurally and legally sound.
The Jet Set tragedy should inspire a national conversation about how we build, how we transform, and how we care for our buildings. It is everyone's responsibility to preserve the safety and lifespan of the spaces we inhabit.
The author is an MBA, a digital marketing specialist, and the operations manager of the construction company Incaribe, with more than 10 years of experience in the construction and tourism sector.
