5.1.
Planning Commission Regular Meeting
- Meeting Date:
- 07/22/2026
Title
| CY30-26 |
Request of Samantha Grems, with permission of the property owner, Daniel Dinsmore, for a conditional use permit to allow for a play café in the CBD-F, Central Business District Fringe, zoning district. The subject property is described as one-third of Lot 2, Block 17, Map of Mankato (321 N. Riverfront Drive).
The anticipated date of City Council action is August 10, 2026.
Applicant
Samantha Grems, with permission of the property owner, is the applicant.
Request
The applicant is seeking a conditional use permit to allow for the operation of a play café.
Location
The subject property is located at 321 N. Riverfront Drive and is legally described as one-third of Lot 2, Block 17, Map of Mankato.
Existing Land Use
The property is the location of an existing structure that was most recently the location of Artifact. There is one apartment unit on the second floor of the building.
Zoning
The property is zoned CBD-F, Central Business District Fringe.
Environmentally Sensitive Areas
There are no known environmentally sensitive areas on the site.
Public Utilities
The property is, and will continue to be, served by public utilities.
City Code
Mankato City Code related to the CBD-F, Central Business District Fringe, zoning district can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTVCODI_DIV5CCEBUDIIN
Mankato City Code related to Conditional Use Permits can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIADEN_DIV3COUSPE
Mankato City Code related to Conditional Use Permits can be found at this link: https://library.municode.com/mn/mankato/codes/code_of_ordinances?nodeId=PTIICOOR_CH10LAUSDE_ARTXIADEN_DIV3COUSPE
Site Plan Review Comments
The Site Plan and Traffic Advisory Committee reviewed the item at their July 7, 2026, meeting and provided the following comments:
- If not already done, the applicant shall log into the online portal and make notification payment.
- General note: The applicant shall provide a code analysis prepared and signed by a Minnesota-licensed design professional to determine the building’s occupancy classification at the time of change or occupancy building permit submission.
- The applicant shall provide written authorization from the parking district demonstrating consent for the proposed use of the shared parking lot by this business.
Review
Samantha Grems, with the permission of the property owner, Daniel Dinsmore, is requesting a conditional use permit to allow for the establishment of a play café within the CBD-F, Central Business District Fringe, zoning district. The subject property is located at 321 North Riverfront Drive and is legally described as one-third of Lot 2, Block 17, Map of Mankato.
Proposal
The applicant’s narrative explains that the Play Café was founded with a clear mission: to provide a welcoming environment where children can learn through play while parents experience connection, community, and an opportunity to recharge. The narrative further states, “The café will comfortably seat approximately 14 guests, creating an intimate and welcoming atmosphere that encourages conversation, connection, and repeat visits. Parents can enjoy specialty coffee while keeping a close eye on their children in the play area, creating a stress-free environment unlike traditional coffee shops.”
The café will serve coffee and a variety of non-alcoholic beverages, including espresso, lattes, cappuccinos, hot chocolate, Italian sodas, refreshers, and teas. Additionally, pastries and light snacks will be offered, though none will be prepared on-site.
Beyond the café and play area, the applicant proposes using the back room for play therapy, child counseling, family therapy, small group therapy, parenting workshops, developmental classes, and support groups during stated business hours of 7:30 a.m. to 5:30 p.m., Monday through Saturday. During evenings and weekends, the applicant intends to use this room for private party rentals.
The café will employ one full-time staff member and up to six part-time team members.
Code review
The subject property is located within the CBD-F, Central Business District Fringe, zoning district. This district is designed to support high-density shopping, business, and business-service development. It is further intended to reinforce and expand the central business district by accommodating uses not typically found in the downtown core. “Restaurants, including drive-through and carry-out, and other eating and nonalcoholic drinking establishments…” are listed as conditional uses within the CBD-F zoning district.
No exterior site modifications are proposed as part of this request.
Floor plans for the first-floor improvements at 321 N Riverfront Drive show a café area, a play pit area, and a rear section containing a party room, bathroom, nursing room, and office. The café area includes installation of a triple-compartment sink, espresso machine, ice maker and refrigerator, coffee grinder, and associated counter, sink, and food preparation spaces. Seating capacity is noted as up to 14. Plans for the play area include construction of “Village” play structures made of painted plywood, anchored to the walls, and open at the top.
Parking for the proposal will be accommodated within the shared parking areas of the 300 North Riverfront Association, which manages parking for businesses on this portion of North Riverfront Drive. The association has provided consent for the proposed use and verified that adequate parking capacity is available. Under parking standards for restaurants—one space per four seats plus one space per two employees during the major shift—the café requires five parking stalls. Applying standard requirements for the therapy-related uses that could occur concurrently with café operations—one stall per 250 square feet of floor area plus one stall per staff member—the approximately 22' x 26' multi-use room requires three stalls. In total, eight parking stalls are required and will be provided through the shared parking arrangement.
If a bicycle rack is not already installed on the property, one must be added. A recommended condition of approval is included accordingly.
Refuse disposal will continue to utilize existing on-site carts. Should the applicant wish to install a dumpster, it must meet City Code standards and a building permit must be obtained. A recommended condition of approval addresses this requirement.
Signage was not included in the submittal. As such, a recommended condition of approval requires that a sign permit be obtained prior to installing any signage.
Proposal
The applicant’s narrative explains that the Play Café was founded with a clear mission: to provide a welcoming environment where children can learn through play while parents experience connection, community, and an opportunity to recharge. The narrative further states, “The café will comfortably seat approximately 14 guests, creating an intimate and welcoming atmosphere that encourages conversation, connection, and repeat visits. Parents can enjoy specialty coffee while keeping a close eye on their children in the play area, creating a stress-free environment unlike traditional coffee shops.”
The café will serve coffee and a variety of non-alcoholic beverages, including espresso, lattes, cappuccinos, hot chocolate, Italian sodas, refreshers, and teas. Additionally, pastries and light snacks will be offered, though none will be prepared on-site.
Beyond the café and play area, the applicant proposes using the back room for play therapy, child counseling, family therapy, small group therapy, parenting workshops, developmental classes, and support groups during stated business hours of 7:30 a.m. to 5:30 p.m., Monday through Saturday. During evenings and weekends, the applicant intends to use this room for private party rentals.
The café will employ one full-time staff member and up to six part-time team members.
Code review
The subject property is located within the CBD-F, Central Business District Fringe, zoning district. This district is designed to support high-density shopping, business, and business-service development. It is further intended to reinforce and expand the central business district by accommodating uses not typically found in the downtown core. “Restaurants, including drive-through and carry-out, and other eating and nonalcoholic drinking establishments…” are listed as conditional uses within the CBD-F zoning district.
No exterior site modifications are proposed as part of this request.
Floor plans for the first-floor improvements at 321 N Riverfront Drive show a café area, a play pit area, and a rear section containing a party room, bathroom, nursing room, and office. The café area includes installation of a triple-compartment sink, espresso machine, ice maker and refrigerator, coffee grinder, and associated counter, sink, and food preparation spaces. Seating capacity is noted as up to 14. Plans for the play area include construction of “Village” play structures made of painted plywood, anchored to the walls, and open at the top.
Parking for the proposal will be accommodated within the shared parking areas of the 300 North Riverfront Association, which manages parking for businesses on this portion of North Riverfront Drive. The association has provided consent for the proposed use and verified that adequate parking capacity is available. Under parking standards for restaurants—one space per four seats plus one space per two employees during the major shift—the café requires five parking stalls. Applying standard requirements for the therapy-related uses that could occur concurrently with café operations—one stall per 250 square feet of floor area plus one stall per staff member—the approximately 22' x 26' multi-use room requires three stalls. In total, eight parking stalls are required and will be provided through the shared parking arrangement.
If a bicycle rack is not already installed on the property, one must be added. A recommended condition of approval is included accordingly.
Refuse disposal will continue to utilize existing on-site carts. Should the applicant wish to install a dumpster, it must meet City Code standards and a building permit must be obtained. A recommended condition of approval addresses this requirement.
Signage was not included in the submittal. As such, a recommended condition of approval requires that a sign permit be obtained prior to installing any signage.
Findings
Staff respectfully submits the following findings of fact.
- The use, a café, also referenced in the Code as a restaurant, is one of the conditional uses listed in CBD-F, central business district fringe, zone district.
- The request is in keeping with the comprehensive planning policies of the city as identified uses and policies associated with each use are outlined.
- The proposed use, when considered with the recommended conditions, does not interfere with or diminish the use of property in the immediate vicinity.
- The property is currently served by public facilities and services.
- The proposed use does not cause undue traffic congestion.
- The subject site is part of the North Front Street Commercial Historic District as listed on the National Register of Historic Places. The property is referenced in the registry as A. M. Klages Grocery. There are no exterior modifications proposed for the property and, thus, no impacts to the historic and architectural features of the property.
- There are no impacts to natural or environmental features associated with the subject site.
- The proposal will not cause a negative cumulative effect, when considered in conjunction with the cumulative effect of various special uses of all types on the immediate neighborhood, and the effect of the proposed type of conditional use upon the city as a whole.
- The proposal complies with all other applicable regulations of the district in which it is located and other applicable ordinances.
- The proposal will not jeopardize the public's health, safety, or general welfare, and conditions of approval are outlined here to address any operational issues that may present themselves with the proposed use.
Recommendation
Staff recommends approval of the conditional use permit to allow the operation of a play café with 14 seats, with the following conditions:
- If a bike rack is not currently available for the subject property, one shall be installed in accordance with Mankato City Code.
- If a dumpster is proposed, it shall meet the criteria in the Mankato City Code.
- Prior to the fabrication or installation of signage, a sign permit shall be in place.