#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.

  • 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.

  • 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 Development

    55:41 Advice for Aspiring Developers

  • Thank you so much to the sponsors of The Building Culture Podcast!

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#36 Stephen Smith: Safety vs. Sanity: The Surprising Cost of Over-Regulating Our Built World