Jersey City is approximately 15 square miles with an estimated population of 246,000 and is arguably the fastest growing municipality in New Jersey with one of the highest transit use and non-auto travel patterns in the country. Jersey City is a dense urban environment with a population that is economically, racially and linguistically diverse and a complex, multi-modal transportation system that consists of roadway, extensive bus service, the PATH train, the Hudson-Bergen Light Rail, an extensive bus network and jitney services, ferry, and bicycle/pedestrian accommodations. Jersey City is also a regional employment center with approximately 14 million square feet of high-quality office space located in downtown Jersey City.   The City experiences a significant amount of through traffic to and from Manhattan via the Holland Tunnel in addition to its own local traffic. Also within this environment is a highly complex set of development regulations for over 20 different land use zones and over 70 separate redevelopment areas.