Pismo Beach city staff’s discovery of a years-long zoning error for its iconic pier has elbowed out Rib Line’s Sunsets at Pismo food truck that operates out of a city-owned vintage Airstream trailer.
Rib Line owner Brian Appiano told New Times he found out about the City Council’s Aug. 19 decision to stop commercial activity on the pier only when a KCBX reporter contacted him about his opinion.
“I would have went to the meeting and spoke,” Appiano said. “We were planning on hopefully being out [on the pier] again and winning the bid.”
In 2003, the Pismo Beach City Council adopted a resolution and changed the general plan to designate the pier as open space. The pier’s zoning designation changed again between 2003 and 2006, designating its first diamond as resort commercial.
In 2018, the city purchased used Airstream trailers to be stationed at the first diamond after the City Council approved a pier plaza and parking lot project. The trailers would be used as a visitor information kiosk, a bait shack, and a concession stand.
Rib Line won the competitive bid process to be a food vendor at the concession stand trailer in 2019. Since 2020, the company has been running Sunsets at Pismo and its contract—renewed over the years—is set to expire in October.
City staff published a request for proposals [RFP] in July to operate the Airstream restaurant. Rib Line’s proposal to continue running Sunsets at Pismo was one of the four submitted proposals.
“I spent about three weeks working on a 22-page proposal bid to try to get the renewal contract,” Appiano said. “It was said in the RFP as well that they were looking for more of a long-term partner. So, I was hoping it was going to be more like a five- to 10-year lease.”
Pismo Beach spokesperson Mike James said that prior to the City Council meeting, the city notified Appiano and his wife about its intention to advertise a request for proposals. He didn’t say whether the city notified them about the zoning issue.
City staff found that the pier’s zoning from open space to residential commercial wasn’t formally accomplished by legislative action. James told New Times that a general plan amendment and a land use zoning change were required.
In a 3-1 vote with Mayor Ed Waage dissenting, the City Council agreed to maintain the pier as open space. Council member Stacy Inman was absent.
“I’ll be contrarian. I do enjoy the current operation there,” Waage said. “I don’t think it’s been too impactful on our visitors other than they seem to enjoy that operation.”
Councilmember Marcia Guthrie said that the city is subsidizing a business like Sunsets at Pismo for parking simply because it operates on the pier, while other Pismo Beach businesses must pay for some form of parking.
“My opinion isn’t based on anything having to do with the entity that’s leasing the space now,” Guthrie said at the meeting. “It has to do with when we originally made this decision, had incorrect zoning.”
Councilmember Mary Ann Reiss supported the open space zoning because the pier is a “solace” for residents who love walking and fishing there. Councilmember Mike Newton said the council shouldn’t grant the city more authority than it would for a private property.
“I’m not comfortable giving special rules to government,” he said. “I’m not comfortable letting it slide just because we own it and because we collect revenue off of it.”
Over the past four years, the city collected between $43,000 and $47,000 annually in revenue from Sunsets at Pismo. The revenue comes from 2 percent of gross sales revenue and a monthly base license fee of $2,431 paid by Appiano. According to the staff report, the overall revenue fully covered the initial investment in the trailer.
City spokesperson James said that staff is still deciding how the city will make up for the expected loss in revenue. Staff will also coordinate with Public Works to remove the trailer, repair that area of the pier, and coordinate utility shutoffs.
With only five to six years of service life left on the trailer, the city is planning on disposing of it through auction services.
After the City Council’s decision, locals have swarmed in support of Sunsets at Pismo—both online and in person.
“I’ve been out here at Sunsets this morning and I’ve had so many people walking up asking us to start a petition,” Appiano said. “We’re definitely heartbroken but we’re definitely thankful for the time we’ve had out here.” Δ
This article appears in Aug 28 – Sep 7, 2025.