SMETHPORT — Following considerable discussion Tuesday, members of the McKean County Planning Commission voted unanimously to grant conditional approval to the Jim Coast Sales and Service land development in Duke Center, Otto Township.

Commission President Tony Clarke abstained from voting, citing “professional connections.”

This project involves constructing a new building of approximately 15,000 square feet — it is not yet under roof — at a site different from the existing structure. Utilities are on site. Planning began late last year.

Once the planning office learned about this project, planning director Jeremy Morey informed the owner that work must be halted, pending approval from the planning commission.

While making it clear that they are not against development, commission members, mindful of their responsibility for enforcing the county’s subdivision and land development ordinance that regulates development in 18 of the county’s 22 municipalities, voiced their concerns about this project that has begun without the proper paperwork, maps or permits as required by that ordinance.

Application for an Erosion and Sedimentation Plan has been made to the McKean County Conservation District, but that is pending. A Highway Occupancy Permit must be obtained from the Pennsylvania Department of Transportation.

According to the approved motion, conditional approval was granted under notations that when the E & S Plan that was submitted is approved, copies must be given to all board members. Additionally, the owner must contact PennDOT for the HOP as soon as possible.

Commission Vice-President Richard Kallenborn said, “If the planning commission is to be effective, we should expect all people to follow the rules and regulations. We appreciate development, but it must continue consistently by following a plan or there will be confusion.”

Commission members agreed that developers must follow the rules and regulations even if they disagree with them.

Commission member Butch Schaffer said, “This commission has been very reasonable in past cases. While all the members here favor the project, the ordinance must be followed in order to control development.”

No specific blame was directed at any one. Morey said, “The ball was dropped along the way, and the professionals should have known better.”

With the commission’s vote, work on the project may begin again.