Passage Roads in Megacities: the case of Dr. Zuquim Street in São Paulo, Brazil

The typology of Passage or ‘Drive Through’ Roads is common in large cities, where they were originated as local avenues and evolved to structural traffic arteries, with citywide influence. These roads present in most cases good quality infrastructure and it would be in the public interest to see these properties used efficiently. However, in many cases a decadence of the properties along these roads is noted, and the research aimed to verify possible causes for such decay. The approach of the research was to understand the points of view of public and private players for the lack of investment often verified, and possibly identify common causes. For most main arteries of São Paulo, the zoning regulation and fragmented lot structure were the most frequent justification on the private side, which also applies to Urban Regeneration Projects in general. Special preoccupation with return and building occupancy in the long run was detected. For a specific road in a secondary location, low demand and land prices were cited as possible justifications. Investments in these locations appear to be subject to the initiative of local developers and investors, as most large players clearly favour already consolidated areas. From the point of view of public authorities, such roads have adjusted to a low income retail market that works normally, despite their visual aspect. In fact, surveys and interviews identified that, despite the perceived lack of investments, some economic activity does take place, even though in a slow pace. These new developments apparently respond to the land use taking place in the surrounding area. Further research should address long term monitoring of similar roads, especially if subject to public intervention; case studies of particular roads; observation of pedestrian, bus and car behaviour and consequent generation of urban design proposals.