Car-Free Living Takes Root in Arizona: Inside Culdesac Tempe
In the sprawling landscape outside of Phoenix, Arizona, a novel residential concept is taking shape. Last year, Andre Rouhani and Gabriela Reyes were impressed by the appealing aesthetics of Culdesac Tempe during a visit. This unique rental development featured attractive walkways, curated retail spaces, and contemporary white stucco buildings arranged around verdant courtyards.
However, a noteworthy detail emerged when Mr. Rouhani, a 33-year-old doctoral candidate at Arizona State University, inquired about parking provision for residents. He discovered there was none.
Despite having two dogs, a toddler, and another child expected soon, the couple weighed their options. “Ultimately, we concluded that the advantages outweighed the disadvantages,” Mr. Rouhani explained in a recent interview. The family transferred ownership of their car to Ms. Reyes’ father and relocated to Culdesac in December. “We genuinely adore living here,” Mr. Rouhani affirmed. “It is the finest place I have ever resided.”
A Blueprint for Car-Free Urbanism
Culdesac Tempe, inspired by historical European towns designed before automobiles became ubiquitous, is hailed by its creators as the nation’s first neighborhood intentionally constructed to be car-free.
Ryan Johnson, Chief Executive Officer of Culdesac, articulated his vision to establish a model for pedestrian-friendly living, even within a state renowned for its car dependence and intense heat.
“This approach represents a significant stride towards improving climate conditions, public health, personal well-being, affordability, and even governmental efficiency,” Mr. Johnson, also a Culdesac resident, asserted. “Furthermore, it fosters a superior way of life. Automobiles often bring out the least desirable aspects of our personalities.”
Navigating Car-Free Life at Culdesac
While a temporary parking area accommodates deliveries, commercial tenants, and visitors, Culdesac inhabitants are encouraged to utilize the nearby light rail, buses, scooters, electric bicycles, and ride-sharing services for transportation. The development boasts 22 commercial establishments, many incorporating live-work spaces, along with a compact Korean grocery store. Presently, 288 apartment units are completed on eight of the 17-acre site, with plans for an additional 450 units.
Challenging Conventional Development Norms
Car-free zones exist elsewhere in the United States, primarily in island destinations where walking, cycling, or golf carts are common modes of transport. However, typical zoning regulations in most cities, including the sprawling Phoenix metropolitan area, mandate a minimum number of parking spaces for new developments. The City of Tempe granted Culdesac Tempe’s developers a special exemption from these parking mandates.
Edward Erfurt, Chief Technical Advisor at Strong Towns, a North American non-profit dedicated to promoting community resilience, points out the radical departure from standard practices. “This is fundamentally different from our established, conventional approach to development,” Mr. Erfurt commented. “For the past eight decades, we have prioritized an isolated transportation system over our inherent inclination for human collaboration.”
Mr. Erfurt emphasized Culdesac Tempe’s groundbreaking nature: “This is a landmark achievement.”
Design Tailored for Pedestrians and Climate
Culdesac’s buildings, ranging from two to three stories, are specifically designed for the arid desert environment, featuring bright white exteriors to reflect solar heat. Eliminating the necessity for residential parking enabled architects to optimize building layouts for maximum shade and incorporate narrow walkways that facilitate breezes and enhance social interactions.
Alexandra Vondeling, the project’s lead architect, stated, “The pedestrian is truly the central figure in our design philosophy.” Expansive glass surfaces were minimized, awnings were installed over sun-exposed windows, and indigenous plants and trees were integrated to provide cooling shade. A broad pedestrian path, capable of accommodating emergency vehicles, replaces asphalt, thus mitigating the urban heat island effect and improving conditions for resident pets.
Housing Options and Resident Demographics
Apartments at Culdesac vary from studios to three-bedroom configurations, with monthly rents ranging from $1,300 to $2,800, which Mr. Johnson characterizes as market rates. Approximately 90 percent of units are currently occupied.
Resident motivations for choosing Culdesac are diverse. Some were drawn by its car-free ethos, while others found it appealing despite this aspect. An unspecified number of residents discreetly retain vehicles parked off-site.
Resident Experiences and Community Impact
Sheryl Murdock, 50, a Canadian postdoctoral researcher, rents a unit due to her frequent work visits to Tempe. She sought to counterbalance her air travel carbon footprint.
Ashley Weiland and her husband, seeking to eliminate car expenses, relocated to Culdesac with their young child and subsequently secured employment within the community – she at a local restaurant and he in property maintenance.
Electra Hug, 24, an employee of the City of Tempe who is visually impaired, prioritized proximity to public transit and a strong sense of community. Culdesac marks her inaugural experience living independently from family and friends. “To socialize or enjoy leisure activities, I don’t even need to cross the street,” Ms. Hug remarked. “It’s exceptionally unique and genuinely feels like home.”
Mr. Rouhani and Ms. Reyes occasionally borrow Ms. Reyes’ father’s car for weekly errands. For regular transport, they primarily utilize public transportation, aided by complimentary passes provided by Culdesac.
Fostering Connection and Community Spirit
According to Mr. Rouhani, the absence of constant vehicular traffic cultivates a slower pace of life and greater opportunities for interpersonal connection. He describes it as a neighborhood where residents readily offer assistance to one another. Following the birth of their daughter, three separate households delivered meals, baked goods, or offered grocery shopping assistance. “We feel genuinely supported and cherished here,” he expressed.
Potential for Broader Urban Transformation
David King, an urban planning instructor at Arizona State University, suggests Culdesac Tempe might inspire other developers to seek parking requirement exemptions. Mr. Erfurt from Strong Towns envisions Culdesac Tempe as a potential catalyst for similar car-free developments in locations such as repurposed shopping centers, potentially mitigating the affordable housing shortage, reducing social isolation, and bringing residences closer to workplaces.
“We could achieve all of this simply by separating parking from development,” Mr. Erfurt concluded. “This is a model in demand across all markets.”