By Ira Boudway When Robert Chaffeur moved his worldly possessions into storage on July 19, Phoenix was experiencing its 20th consecutive day of temperatures above 110F. Chauffeur, who schlepped his stuff wearing a wet handkerchief to keep cool, was gearing up for an extended road trip, but not to beat the heat — or at least not forever. In October, he'll return to Phoenix, sell his camper and move into Culdesac Tempe, a car-free community in a city of scorching summers. Led by co-founders Ryan Johnson and Jeff Berens and fueled by $47 million in venture capital, Culdesac aims to show that car-free living is not just greener but better, even in high heat. The startup's plan is to build about 700 apartments on a 17-acre lot in Tempe — a suburb of nearly 200,000 on Phoenix's southeast edge — along with a restaurant, grocery store, coffee shop and other retail. There will be shady courtyards, ample bike parking and a stop on the Valley Metro light rail. There will not, however, be a single parking spot for residents. "I bought the concept hook, line and sinker," says Chaffeur, 74. In a sprawling metropolis known for its scorching hot summers and endless strip malls, Culdesac aims to be an oasis for 1,000 people ready to live without a car. Photographer: Rebecca Noble Like many American cities, Phoenix and its suburbs were built for drivers. Public transit is treated as a last resort and to walk the city sidewalks is to be exposed to speeding traffic and, during months like this one, increasingly dangerous heat. Cars, one of the main engines of climate change, also serve as a refuge from its effects — allowing drivers to whiz between air-conditioned destinations in pockets of air-conditioned comfort. Culdesac is a bet on breaking this vicious cycle. The project has also become a poster child for the movement to abolish parking minimums, rules in many US cities that force housing developers to include space for cars. In Tempe, Culdesac marked the first time the city agreed to a housing development without parking for residents. According to the development agreement, residents must "disclose and register any car they own, control, or purchase," as a condition of their lease, and cannot park on surrounding streets within a block in any direction. With no need for garages, Culdesac breaks its housing into three-story, white stucco walk-ups arranged around interior courtyards. The buildings are set at odd angles to create distinctive crannies and views — a design the project's master planner calls "Mykonos desert modern." The white stucco reflects heat, while the courtyards and narrow pathways provide shade and help tunnel breezes. (There's not a single drop of heat-trapping asphalt.) Eliminating garages also saves about $20,000 per space in construction costs. "When you take parking out of the equation, you're able to design for people first," Anders Engnell, Culdesac's director of planning and construction, said during a tour of the site in May. The master planner on the project calls its design "Mykonos desert modern." Photographer: Rebecca Noble The development's inaugural residents agree. Chauffeur picked Culdesac because it's warm, walkable and not a retirement community. Vanessa Fox, 31, who left behind a townhouse in Phoenix, was thrilled to find a car-free community in the same region. Sara Hoy, 40, who moved to Culdesac from Pennsylvania, said it reminded her of experiences living outside the US. But hurdles remain for the $200 million Tempe complex, including that it's far from complete. The first Culdesacians moved into 16 apartments this spring, after years of delays. Another 98 units will open later this year, followed by 174 more by the end of 2025. Berens says nearly 10,000 people have put down their names as interested in living at Culdesac, and close to 400 have made $100 refundable deposits. But it will be years, if ever, before the site houses a thousand non-parking residents. Then there's the heat. Phoenix has hit 122F in the past, and it likely will again. Hoy, though relieved to discover that a dry 96F isn't too hot for a morning stroll, has already found herself hailing a car instead of biking or walking. She plans to deal with Arizona summers by minimizing time outdoors. David King, a professor of urban planning at Arizona State University, says that high-density projects like Culdesac can in that sense actually facilitate climate adaptation. "The trick to managing the heat, and this is something that Phoenix has not been good at, is to reduce exposure," he says. "We want to put more people close to the places that they want to go." Read and share a full version of this story on Bloomberg.com. For unlimited access to climate and energy news, original data and graphics reporting and to receive the Bloomberg Green magazine, please subscribe. |
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