The Building Culture Podcast - #37 Ryan Johnson: Culdesac - Building America’s First Car-Free Neighborhood From Scratch

In this episode, I talk with Ryan Johnson, co-founder and CEO of Culdesac, about building the United States’ first car-free neighborhood from scratch. We discuss everything from winning over the fire department with foldable ladders to building hundreds of units without building a single parking garage. Ryan also opens up about how designing for people—rather than cars—has paid off big time for both residents and local retailers, and why he believes autonomous vehicles, ride-sharing, and a passion for walkability will reshape cities nationwide.

TAKEAWAYS

Walkability Isn’t a Niche Luxury—It’s a Mass Market Demand. The majority of Americans would pay more to live in a walkable neighborhood, and 92% of Gen Z is on board. This isn’t just a trend—it’s a tidal wave.

Car-Free Living Works—Even in Phoenix. If a walkable neighborhood can thrive in a sprawling, car-centric city like Phoenix, it can work anywhere. The key? Thoughtful design, mixed-use spaces, and actual community-building.

Parking Garages Are the Next Real Estate Mistake. Developers still pouring millions into structured parking are setting themselves up for regret. AV ride-hailing, changing transportation habits, and shifting zoning laws are making them obsolete faster than people realize.

Retail Thrives When It’s a Destination, Not an Afterthought. Culdesac started with six planned retail spaces—now they have 21, and local businesses are thriving. Why? Because people actually want to be there.

Building for Humans, Not Traffic Engineers, Changes Everything. The way we build cities has quietly been making us more isolated, unhealthy, and unhappy. Culdesac’s design flips that script—prioritizing gathering spaces, green areas, and human-scale density.

CHAPTERS

00:00 The Need for Change in Urban Design

02:57 Introducing Cul-de-Sac: A New Vision for Neighborhoods

06:12 Designing Walkable Communities: The Cul-de-Sac Approach

08:54 Innovative Infrastructure: Rethinking Parking and Access

11:50 Financing the Future: Capital Strategies for New Developments

15:04 Community and Belonging: The Heart of Urban Living

18:07 Navigating Challenges: Working with City Regulations

21:07 Phased Development: Learning and Adapting in Real Time

24:00 The Impact of COVID-19 on Construction and Costs

26:58 Market Dynamics: Setting Rents in a Changing Landscape

29:43 The Evolution of Walkable Neighborhoods

32:03 Creating Community Through Intentional Design

34:48 Retail and Community Engagement

37:59 The Role of Local Businesses in Urban Development

40:50 Innovative Urban Design and Architecture

43:54 Challenges and Surprises in Development

45:41 The Future of Walkable Communities

50:18 Leadership and Vision in Dev