The years-long debate bitterly divided the 1,400 residents of Big Sur. The county solicited input with virtually every agency with an important role on the coast. The planning effort included several months of public hearings and discussion, including considerable input from the residents of Big Sur. Committee members met with Big Sur residents, county administrators, and California Coastal Commission staff to write a new land use plan. The committee sought to develop a plan that would conserve scenic views and the unparalleled beauty of the area. To implement terms of the California proposition, the county began working on a comprehensive plan and in 1977 they appointed a small group of local Big Sur residents to the Big Sur Citizens' Advisory Committee. At the same time, Congress passed the Coastal Zone Management Act which the California Coastal Commission was put in charge of administering. When voters passed Proposition 20, the California Coastal Conservation Initiative in 1972, it established the California Coastal Commission. Architect and part-time local resident Nathaniel A. The Monterey County Coast Master Plan was recognized as an innovative and far reaching plan and was supported by the coast residents. Monterey county involved local residents and consultants to develop the master plan. The first master plan for the Big Sur coast was written beginning in 1959 and completed in 1962. The case secured to local government the right to use its police power for aesthetic purposes. It affirmed in 1962 the county's right to ban billboards and other signs and advertising along Highway 1. in a case that eventually went before the California Supreme Court. It was challenged by the National Advertising Co. Another ordinance enjoining specific kinds of off-premises signs was passed in 1955. Monterey County Superior Court Judge Maurice Dooling ruled for the county in 1941. A gas station owner on the highway 15 miles (24 km) south of Monterey went to court over the ordinance in 1936. The Monterey County Planning Commission passed a zoning ordinance in 1931, seven years before the road was completed, that banned billboards along the highway. Monterey County gained national attention for its early conservation efforts. 2.3 Short-term-rental impact on housing.2.2 Real estate costs and housing issues.The interior region is mostly uninhabited, while the coast remains relatively isolated and sparsely populated, with between 1,800 and 2,000 year-round residents and relatively few visitor accommodations scattered among four small settlements. The unincorporated region encompassing Big Sur does not have specific boundaries, but is generally considered to include the 71-mile (114 km) segment of California State Route 1 between Malpaso Creek near Carmel Highlands in the north and San Carpóforo Creek near San Simeon in the south, as well as the entire Santa Lucia range between these creeks. The area is protected by the Big Sur Local Coastal Plan, which preserves it as "open space, a small residential community, and agricultural ranching." Its intention is "preserving the environment and visual access to it, the policies of the local coastal plan are to minimize, or limit, all destination activities." The majority of the interior region is part of the Los Padres National Forest, Ventana Wilderness, Silver Peak Wilderness or Fort Hunter Liggett. About 60% of the coastal region is owned by governmental or private agencies which do not allow any development. The program protects viewsheds from the highway and many vantage points, and severely restricts the density of development. The policies protecting land used in Big Sur are some of the most restrictive local-use standards in California, and are widely regarded as one of the most restrictive development protections anywhere.