A buffer zone can be a natural or man-made barrier between Single-family and Multi-Family districts that provides a natural barrier to light, sound, and traffic. Kessler/Stevens Park area of Dallas is recognized, even celebrated for its thoughtful civic design. The existing land use pattern, utilizing Coomb’s Creek as a natural buffer zone between single-family and high density multi-family is not by coincidence. In the satellite image below, the Coomb’s Creek buffer zone is easily recognized. Again, the proposed multi-family development completely disregards this well-established buffer zone and encroaches on the adjoining single-family parcels.