New Construction in a Historic District: How It Works in Springfield

"New construction" and "historic district" sound like a contradiction, but in Springfield they've become a genuine part of the neighborhood's comeback. Vacant lots and long-deteriorated structures are being replaced with homes that are new from the studs out, and clients ask me all the time how that's possible in a district with this much protective oversight. The short answer: it's possible because the process is specifically built to make it work.

How the Approval Process Works

Every property in Springfield, contributing or not, requires a Certificate of Appropriateness before construction begins — but new construction sits in the category that always requires full review by the Jacksonville Historic Preservation Commission rather than the faster administrative approval used for routine repairs. That means a public hearing, a review of the proposed design against the Springfield Design Guidelines, and typically some back-and-forth on massing, materials, or setbacks before a plan is approved. It takes longer than building on an unrestricted lot, but it's a known, navigable process for anyone who's done it before.

What Design Standards Require

The goal of the Springfield Design Guidelines, in place since 1992, isn't to force new homes to be replicas of their neighbors — it's to keep them in conversation with the street. That generally means respecting the established setback line, keeping roof pitch and massing proportional to the surrounding homes, and using materials and porch treatments that read as compatible with the district's historic character, even when the floor plan and systems inside are entirely modern.

Who's Building Here

Two builders in particular have become fixtures of Springfield's new construction landscape. TerraWise Homes has established itself as the leading new-home builder in the neighborhood, operating out of a 109-year-old Springfield house and modeling many of its designs after the homes around it. Their construction approach — 2x6 framing instead of the standard 2x4, filled with spray foam insulation — delivers a noticeably tighter, more efficient building envelope than older homes typically offer, all wrapped in a design meant to sit comfortably on a Springfield street. Their recent West Sixth Street project, which paired the renovation of a 120-year-old residence with new construction next door, is a good example of how that balance plays out in practice.

M&M Homes takes a more custom, design-forward approach, with founders Marianna and Mallik personally involved in floor plans and finish selections on homes like their Magnolia and Cypress plans. It's a different scale of builder than TerraWise, but the same underlying commitment: new construction that adds real value to the neighborhood rather than fighting against it.

Why It's Good for the Neighborhood

Every vacant or long-blighted lot that gets replaced with a well-built, code-compliant home is a lot that's no longer dragging down its neighbors' property values or inviting neglect. New construction, done under Springfield's design standards, brings modern systems, insulation, and accessibility to a district that's otherwise built almost entirely of century-old housing stock — and it does it without sacrificing the streetscape that makes Springfield worth living in to begin with. That combination is exactly what the neighborhood's zoning overlay was designed to encourage back in 2000, and two decades later, it's working.

If you're weighing a new-construction home in Springfield against a historic renovation — or want to understand what a specific vacant lot would realistically allow — I'm happy to walk through the options with you.