Neighborhood Profiles / Fontainebleau and Audubon

Fontainebleau and Audubon

Neighborhood Overview

The Fontainebleau and Audubon neighborhoods, located in the university section of Uptown New Orleans, represent communities profoundly shaped by their proximity to Tulane and Loyola Universities while maintaining distinct residential identities. Bounded approximately by South Claiborne Avenue, Broadway Street, South Carrollton Avenue, and Colapissa Street, these adjacent neighborhoods combine elements of classic New Orleans architecture, mid-century suburban development, and contemporary urban infill. While Fontainebleau typically refers to the area north of Audubon Boulevard and Audubon to the section closer to the universities (including the Audubon Park vicinity), both neighborhoods navigate similar dynamics as they balance the benefits and challenges of university proximity, work to maintain residential character amid student housing pressure, and adapt to changing economic and environmental conditions.

Quick Facts

Population: Approximately 12,000 residents combined (relatively stable with seasonal variations due to student population)
Demographics: Predominantly white (70%) with significant diversity varying by section; substantial student population in portions closer to universities
Housing: Mix of classic New Orleans architecture, post-WWII suburban development, apartment buildings, and newer construction
Historic Significance: Home to Tulane and Loyola Universities, adjacent to Audubon Park (though technically outside neighborhood boundaries), site of significant architectural variety reflecting different development periods, and location of many notable educational and cultural institutions

Core Challenges

1. University Impact & Student Housing

The neighborhoods experience significant university-related challenges:

Student Housing Expansion: Growth in both university dormitories and private rentals
Rental Conversion: Single-family homes transformed to multi-student occupancy
Seasonal Population Shifts: Changing neighborhood dynamics during academic year
Institutional Expansion: Universities' growth affecting surrounding areas
Parking and Transportation: Student vehicles creating congestion and competition

The 2023-2024 announcement of increased enrollment targets for both universities heightened concerns about housing market impacts, with several blocks experiencing significant conversion of owner-occupied homes to student rentals.

2. Housing Affordability & Neighborhood Character

Housing market dynamics create tensions between different uses:

Investment Property Pressure: Financial incentives favoring student housing over families
Maintenance Standards: Varying upkeep of rental versus owner-occupied properties
Housing Costs: Rising prices making family homeownership increasingly difficult
Architectural Preservation: Tensions between renovation and maintaining character
Density Changes: Increasing intensity of use affecting neighborhood feel

Average home prices in the area have increased approximately 38% since 2020, with properties closest to universities commanding the highest premiums for both sales and rentals.

3. Commercial Corridor Evolution

Business districts face significant transitions:

Maple Street Transformation: Changing business mix along key commercial corridor
Service Gap Creation: Loss of everyday amenities for long-term residents
University-Oriented Retail: Focus on student market over broader community
Commercial Property Costs: Rising rents affecting business sustainability
Mixed Commercial-Residential Tensions: Conflicts over noise, hours, and parking

The evolution of Maple Street from neighborhood-serving retail to predominantly dining and entertainment venues has created both vibrant activity and community tensions about appropriate commercial mix.

4. Infrastructure & Environmental Concerns

Physical systems face significant challenges:

Stormwater Management: Regular flooding during heavy rainfall events
Street Conditions: Deteriorating roadways throughout many sections
Tree Canopy Health: Aging trees requiring preservation and succession planning
Pedestrian Safety: Challenging walking conditions in high-traffic areas
Green Space Access: Limited parks and natural areas within neighborhoods

The 2023 stormwater assessment identified significant drainage infrastructure needs throughout both neighborhoods, with several areas experiencing regular street flooding during moderate rainfall.

Community Assets & Strengths

Despite these challenges, the Fontainebleau and Audubon areas possess significant assets:

Educational Institutions: World-class universities providing cultural and intellectual resources
Architectural Heritage: Distinctive homes representing various development periods
Commercial Corridors: Vibrant business districts along Maple and Carrollton
Strategic Location: Proximity to parks, streetcar lines, and major corridors
Strong Organizations: Active neighborhood associations and advocacy groups
Cultural Amenities: Museums, theaters, and performance venues nearby
Educational Resources: Quality schools and learning opportunities
Diversity of Housing: Various options serving different household types

These assets provide a foundation for addressing challenges while enhancing the neighborhoods' unique character and appeal.

Emerging Solutions

University-Community Partnership Framework

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Innovative approaches to balancing institutional and neighborhood needs:

University-Neighborhood Council: Regular forum for dialogue and planning
Student Housing Management Agreement: Standards for off-campus residences
Good Neighbor Initiative: Programs promoting responsible student citizenship
Shared Space Utilization Plan: Community access to university facilities
Joint Transportation Strategy: Coordinated approach to mobility challenges

These initiatives represent a shift toward more collaborative relationships that acknowledge interdependence while establishing clearer boundaries and expectations.

Housing Balance Strategy

Approaches to maintaining residential diversity amid market pressures:

Neighborhood Housing Trust: Properties secured for non-student residents
Rental Registration Program: Enhanced oversight of rental properties
Family-Friendly Housing Initiative: Support for homeownership and family residences
Historic Renovation Assistance: Technical and financial help for appropriate updates
Mixed Housing Development Standards: Guidelines for balanced housing types

These efforts aim to ensure that the neighborhoods maintain a healthy mix of permanent residents alongside the student population essential to their identity.

Commercial Corridor Stewardship

Strategic approaches to business district management:

Maple Street Business Association: Collective planning and management
Commercial Mix Initiative: Efforts to maintain diversity of business types
Neighbor-Business Roundtable: Regular forum for addressing concerns
Shared Parking Solutions: Cooperative approach to limited space
University-Local Business Partnership: Programs connecting campus and community

These approaches work to ensure that commercial areas serve the needs of both permanent residents and the university community while managing impacts on residential quality of life.

Green Infrastructure Network

Environmental solutions addressing multiple challenges:

University-Neighborhood Water Management Initiative: Collaborative approach to flooding
Green Streets Program: Roadway redesigns incorporating stormwater features
Tree Canopy Succession Plan: Strategic approach to urban forest renewal
Rain Garden Network: Property-level water management throughout area
Sustainable Campus-Community Connection: Shared environmental strategies

These projects leverage university expertise and neighborhood commitment to address environmental challenges while creating more resilient infrastructure for both institutions and residential areas.

Looking Forward: Strategic Priorities

Community leaders have identified several priorities for the Fontainebleau and Audubon areas' continued development:

1. Balanced Community Framework

Implementing university impact management strategies
Creating better integration of student and permanent populations
Developing healthy residential-commercial-institutional balance
Building stronger cooperation mechanisms between stakeholders
Supporting diverse housing options serving multiple populations

2. Housing Stability & Character

Expanding permanently affordable non-student housing options
Implementing effective rental property management standards
Creating housing pathways for essential workers and families
Supporting appropriate historical renovation and preservation
Balancing density with neighborhood character and infrastructure

3. Commercial Vitality & Diversity

Supporting neighborhood-serving businesses
Managing visitor and noise impacts from entertainment venues
Developing commercial spaces serving diverse community needs
Preserving locally-owned business opportunities
Creating better physical environments in commercial areas

4. Environmental Sustainability & Infrastructure

Implementing comprehensive stormwater management
Improving pedestrian and bicycle infrastructure
Developing coordinated parking and transportation solutions
Addressing aging infrastructure with green alternatives
Creating more green spaces throughout neighborhoods

How to Get Involved

The Fontainebleau and Audubon neighborhoods' continued evolution requires collaborative approaches and sustained commitment. Here are ways to contribute:

For Residents

Join neighborhood associations and planning processes
Participate in university-community forums
Support locally-owned businesses through intentional patronage
Engage with green infrastructure initiatives

For Organizations

Align programming with community-identified priorities
Provide technical assistance for environmental initiatives
Support dialogue between different stakeholder groups
Develop partnerships addressing specific neighborhood needs

For Government Officials

Implement balanced development policies
Support coordination between universities and neighborhoods
Improve infrastructure with community input
Ensure effective engagement in decision-making processes

For Funders

Invest in university-community partnership models
Support housing balance initiatives
Fund green infrastructure improvements
Prioritize projects enhancing institutional-community relationships

Key Contacts & Resources

Neighborhood Organizations

Fontainebleau Improvement Association
Audubon Area Neighborhood Association
Maple Street Business Association

University-Community Resources

University-Neighborhood Council
Good Neighbor Initiative
Student-Community Integration Programs

Housing & Environment Resources

Neighborhood Housing Trust
Historic Renovation Assistance
Green Infrastructure Network

This community profile was developed through interviews with Fontainebleau and Audubon residents, university representatives, business owners, and community leaders. It reflects conditions as of April 2025 and will be updated regularly as new challenges and solutions emerge.

About This Series: This profile is part of TheNolaFiles.com's "Neighborhood Resilience Series," examining how different New Orleans communities are adapting to environmental, economic, and social challenges. Other profiles feature Gentilly, the Lower Ninth Ward, Tremé, Central City, the 7th Ward, Bywater, Hollygrove, Lakeview, Broadmoor, Algiers, Mid-City, the Irish Channel and Garden District, New Orleans East, Arabi, Chalmette, Uptown, the Marigny, the French Quarter, Gert Town, the Warehouse and Arts District, Leonidas/Pigeon Town, Bayou St. John, Fairgrounds/7th Ward, St. Roch, St. Claude, Plum Orchard, Pontchartrain Park, City Park, and additional neighborhoods, each facing similar challenges but developing unique solutions based on local context and community assets.