The SkyTrain system has had a significant impact on the development of areas near stations and has helped to shape urban density in Metro Vancouver. Between 1991 and 2001, the population living within of a SkyTrain station increased by 37 per cent, compared to the regional average of 24 per cent. From the system's opening, the total population of the service area rose from 400,000 to 1.3 million people. According to BC Transit's document SkyTrain: A catalyst for development, more than $5 billion of private money had been invested within a 10–15 minute walking distance of the SkyTrain and SeaBus. The report claimed that those two modes of transportation were the driving force of the investment, though it did not disaggregate the general growth in that area. According to Graham R. Crampton, SkyTrain and San Diego's trolley system were among the most successful transit systems in three areas: stimulation of growth in city centres; stimulation of growth in declining areas; and change in the pattern of urban development. Vancouver's system was particularly impressive, according to E. Babalik: Larry Ward, former president and CEO of British Columbia Rapid Transit Corporation, told Goliath that public reaction to the Millennium Line was positive; customers enjoyed the spaciousness of the Mark II cars, the brighter station colours, and the general ambiance. When Broadway station opened in 1985, it caused disruption to business south of the station. In an effort to provide redress for the damage done, The Hub was created in 2003 when the adjacent Commercial Drive station opened. The Hub is a strip of retail businesses within Commercial Drive station, a transfer point between the Expo and Millennium lines. Almost 50,000 people pass through the intersection every business day. The Canada Line was credited with spurring transit-oriented development in Richmond, where 40,000 residents live within of the line. The City of Richmond planned to add 80,000 more residents to its city centre by 2031, concentrated in five high-density neighbourhoods surrounding the city's Canada Line stations. The City of Vancouver has been slower to adopt a SkyTrain-related growth strategy: its Cambie Corridor Planning Program, which was to be completed by 2011, intended to produce a coordinated strategy for the entire corridor, as well as policies for what the city called "strategic sites". Controversies Technology choice The choice of SkyTrain technology to provide rapid transit in the Metro Vancouver region has not gone unchallenged. A