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A buffer zone is a transitional area of land sandwiched in between two different areas of different zoning.
Because of different predominant land use for the different land areas, keeping a buffer zone to separate them can ensure that either area don’t run afoul of zoning regulations.
This also means that while the two zones will clearly be in line with zoning, the buffer zone might have zoning that is vague or unclear.
But developments in the buffer zone would meet requirements of both zoning.
Buffer zones are commonly found to separate commercial areas, industrial areas, and residential areas.
This is because residential areas need to have minimal noise and air pollution.