HKS’ Mike Drye Talks About Sustainable Development in Richmond, VA
Richmond, Virginia has experienced its largest population growth in history during the past three years, with more than 40,000 people moving to the city between 2020 and 2023. A significant influx of people migrating to the Richmond area — primarily from larger cities throughout the Northeast and Mid-Atlantic region — shows no signs of slowing down. There are many questions surrounding the implications of rapid growth on local residents, institutions and businesses.
Looking forward to Richmond’s 300th birthday in 2037, HKS is showing its commitment to the Richmond 300 vision by creating strategies and design ideas that positively influence a region in transition. Mike Drye, a Partner and Office Director of the HKS Richmond office, shares his insights on how the city can capitalize on economic growth opportunities while ensuring equitable, resilient and sustainable development that uplifts the entire community.
Richmond’s art, history and culture run deep in the hearts of Richmond (RVA) locals. As more people move to Richmond, how do we maintain the beloved culture while supporting growth?
Drye: What’s great about Richmond is that over the past several years, we have cultivated creativity and the concept that it doesn’t have to be old or new. You see it in the food industry, you see it in art, you see it in breweries and makers spaces across the river. People come here to spend time and understand the identity of the city. There are many groups like Greater Richmond Partnership and the Chamber of Commerce who are doing a good job of making sure people know why they’re coming here, so that when they get here, they’ve already bought into the great things about Richmond.
With the rapid growth in migration from larger cities, there is a concern among long-term residents that they may be priced out of Richmond. How do we balance needed growth with affordability for locals?
Drye: One of the key factors that makes Central Virginia attractive for business is our access to highly educated talent paired with a low cost of doing business, including taxes, salaries and real estate. Business leaders must regularly evaluate salary levels in relation to cost-of-living increases, drawing from various sources across different industries, locations and indexes. To attract people and businesses to our city without driving up living costs, our design projects can help with health and housing demand. For over 22 years, we’ve had a relationship with VCU, which is a large employer and health provider here, and we will continue to work with them to keep up with health and community needs in the city.
How do we learn from larger cities throughout the country to capitalize on smart growth for our in-migration?
Drye: You have to think about growth before it happens. The real challenge is making an investment before the revenue starts coming in, and that’s where localities need to really step in. For example, Henrico County is intentionally inviting growth through mission critical facilities like data centers, knowing they want to use the increase in tax revenue to expand affordable housing. At HKS, we are expanding our work in Mission Critical with technology companies who are setting up facilities here and working with Higher Education clients throughout the state that continue to grow.
I have always looked up to Boston in terms of how that city and its people acknowledge their history while being very forward-thinking. They’ve really embraced developments supporting innovative industries like life sciences that are thoughtfully embedded within an older, historic city. In Richmond, we have access to so many good institutions and a variety of talent, and by growing and capitalizing on our relationships, we will contribute to positive outcomes as the region grows. HKS has been here for 30 years, and we just signed a 10-year lease, so we’re not going anywhere.
What can the AEC industry and HKS Richmond do to support an environmentally and economically sustainable future?
Drye: One of the things architects across the world need to do is be more collaborative. We’re not here to compete or put anybody out of business, we’re here to bring the best architectural solutions, and sometimes that may mean partnering up with other local firms. We recently worked with PSH+ on a Senior Living project at Patriots Colony and we’re currently working with KEI on the VCU Athletic Village. We are learning so much through these collaborations that are making our projects stronger. I want to shift that mindset to embracing partnerships because it is what’s right and what’s good for our community.
What do you see for the future of Richmond in the next 10-20 years?
Drye: I see Richmond taking massive leaps ahead. The transformation in recent years is remarkable when I compare it to the growth from when I moved here in 1986 to when I returned in 2004 — that’s when you could sense the first spark of a shift in energy. In the past six or seven years, the city has changed dramatically, and I expect that trend to continue. Our neighborhoods are going to get more dense, more livable, walkable and bikeable. With Richmond projected to grow by 4% over the next decade, I believe that if we manage this growth intentionally — without pushing it away or letting it overwhelm us — the city will thrive. As designers, we have the opportunity to create a thriving Richmond where growth and inclusivity go hand in hand, laying the groundwork for an equitable, resilient and sustainable city for generations to come.
