As qualidades de localização intrametropolitana dos espaços de escritórios: evidências...

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As qualidades de localização intrametropolitana dos espaços de escritórios: evidências teóricas e sua evolução recente no mercado de São Paulo / A.T. Nunes. -- São Paulo, 2004.

140 p.

Dissertação (Mestrado) - Escola Politécnica da Universidade de São Paulo. Departamento de Engenharia de Construção Civil.

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I. JUSTIFICATIVA... I

II. OBJETIVOS...7

II. METODOLOGIA DA PESQUISA E ESTRUTURA DO TEXTO...8

1. MERCADO DE ESCRITÓRIOS...13

1.1 CARACTERIZAÇÃO DO SETOR...13

1.2 OS AGENTES QUE INFLUENCIAM NA CONFIGURAÇÃO DA OFERTA...15

1.3 CARACTERIZAÇÃO DE EMPREENDIMENTO DE ESCRITÓRIOS COMO NEGÓCIO...17

1.4 INDICADORES DE DESEMPENHO DE MERCADO...18

1.4.1 Estoque total e novo estoque...19

1.4.2 Taxa de vacância...20

1.4.3 Absorção líquida...20

1.4.4 Índice dos valores de locação e valores de locação...21

2. AS ATIVIDADES DE ESCRITÓRIOS ...25

2.1 AS CLASSIFICAÇÕES DAS ATIVIDADES DE ESCRITÓRIOS...26

2.2 A EVOLUÇÃO DOS SERVIÇOS E O DIMENSIONAMENTO DA DEMANDA POR ESCRITÓRIOS...29

2.3 OS TIPOS DE USUÁRIOS E SUA RELAÇÃO ESPACIAL COM A CIDADE...31

2.4 NECESSIDADES BÁSICAS DOS USUÁRIOS DOS ESPAÇOS DE ESCRITÓRIOS EM RELAÇÃO À LOCALIZAÇÃO...34

3. DINÂMICA ESPACIAL DO MERCADO DE ESCRITÓRIOS...38

3.1 O ESPAÇO GEOGRÁFICO E A PERCEPÇÃO DA DISTÂNCIA...38

3.2 DIMENSÃO DAS CIDADES E A EVOLUÇÃO DOS SERVIÇOS...42

3.3 ESTRUTURA ESPACIAL DAS ÁREAS URBANAS...48

3.3.1 A formação dos centros de escritórios ...54

3.3.2 Tamanho desejável do cluster...57

3.3.3 Definição dos centros principal, secundários e alternativos de negócios ...58

3.3.4 Inserção dos centros de escritórios no tecido urbano e migrações...59

3.4 CONTROLE E LIMITAÇÕES DA OFERTA...63

3.4.1 Leis e restrições de uso e ocupação do solo...63

3.4.2 Políticas de melhorias na infra-estrutura urbana...65

3.4.3 Restrições de proteção ambiental, cultural, físicas e legais...68

3.4.4 Demandas de mercado...69

4. AS QUALIDADES DE LOCALIZACÃO E DE INFRA-ESTRUTURA DOS CENTROS DE NEGÓCIOS ...70

4.1 CRITÉRIO DE ESCOLHA DAS CARACTERÍSTICAS A SEREM ABORDADAS...70

4.2 AS NECESSIDADES DA DEMANDA QUE QUALIFICAM A LOCALIZAÇÃO...70

4.3 CARACTERÍSTICAS DO CENTRO DE NEGÓCIOS OU DO CLUSTER DE ESCRITÓRIOS...79

4.3.1 Estrutura urbana interna e perfil dos ocupantes do centro de escritórios (vizinhança)..79

4.3.2 Acessibilidade...83

5. ESTUDO DE CASO ...90

5.1 As regiões que concentram atividades de escritórios na cidade ...98

5.2 A região da Paulista, Berrini e Chácara Santo Antônio ...110

6. CONSIDERAÇÕES FINAIS DO TRABALHO ...126

REFERÊNCIAS BIBLIOGRÁFICAS:...129

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