Moscow, Idaho Board of Adjustment Denies Conditional Use Permit for Arts Studio With Christ Church Ties
The Moscow Board of Adjustment voted 4-2 on Monday to deny a conditional use permit for a proposed music and dance studio in downtown Moscow, Idaho, after dozens of community members testified against the application — with many citing the applicant’s affiliation with Christ Church as grounds for rejection.
Rusty Olps applied for the conditional use permit to offer music and dance lessons at the former Paradise Creek Bicycles location in the downtown zoning district. Under Moscow’s zoning rules, retail and instructional businesses require a conditional use permit to operate in that corridor. Olps had separately indicated he intends to hold church services on Sundays at the property, a use that would not require a special permit.
Public Opposition Dominated the Hearing
Dozens of residents turned out for the hearing and unanimously testified against approving the permit. While some objections centered on land use and economic concerns — arguing a prominent downtown location should be occupied by a retail business that drives foot traffic — many speakers went further, arguing that Olps’ connection to Christ Church and its pastor, Doug Wilson, should disqualify the application outright.
Todd Bailey, one of the residents who testified, framed the proposal in stark terms. “This is essentially a Trojan horse in which we advertise its functions as civic and educational, whereas the proper allegiance is to a religious institution,” Bailey said, according to reporting by Boise State Public Radio.
Another community member described Christ Church as a group she did not want to see expanding further into the downtown corridor. Christ Church and affiliated entities have acquired several notable downtown Moscow properties in recent years, including the former Cadillac Jack’s nightclub and the historic David’s building at Third and Main streets. New St. Andrews College, the church’s affiliated institution, occupies a prominent building adjacent to Friendship Square.
BJ Swanson, Latah County’s elected treasurer and a former commercial bank executive and commercial real estate manager, raised economic concerns about the proposal. “They usually do not browse adjacent stores or contribute to the retail synergy that makes a downtown thrive,” Swanson said of the anticipated clientele. She also expressed concern that the business plan might not prove financially viable, potentially leading to property deterioration similar to what she said has occurred with other recent historic building purchases downtown.
Board Votes to Deny; Applicant Says He Faces Prejudice
Board of Adjustment Vice Chair Tim Thomson made the motion to deny the permit. “I have a hard time believing that this is harmonious with the culture and the perception of what the downtown core really stands for,” Thomson said. The board ultimately voted 4-2 in favor of denial.
Olps, visibly shaken by the depth of opposition during the public comment period, spoke briefly after the testimony concluded. “I’m reeling a little bit,” Olps said. “I haven’t [experienced] this level of contempt and prejudice before.” He did not respond to a request for comment following the hearing, according to Boise State Public Radio.
The denial raises questions about the extent to which religious affiliation can or should factor into land use decisions. Property rights advocates may find the outcome troubling — a permit denial grounded at least in part on the applicant’s church ties rather than strictly on zoning criteria. The city of Troy, Idaho, has faced similar questions about the limits of local zoning authority, having recently filed a federal lawsuit response defending its zoning powers over its historic downtown district.
Olps had argued during the hearing that offering arts instruction downtown aligns with the city’s broader cultural goals. “It seems like having venues in the downtown corridor where people can learn the arts would be in line with sort of the greater aesthetic and cultural vision for Moscow,” he told the board.
Local governance and budget priorities in Latah County have also drawn attention in recent months. A Latah County commissioner is challenging a steadfast budget-cutting state senator in District 24, reflecting ongoing tensions over spending and local control across the region.
What Comes Next
It is unclear whether Olps intends to appeal the Board of Adjustment’s decision or pursue alternative options for the downtown property. Under Moscow’s zoning framework, Olps may still proceed with Sunday church services at the former bicycle shop location without a conditional use permit. Whether the 4-2 vote will face any legal challenge on First Amendment or property rights grounds remains to be seen. The Latah County News will continue following developments in this case as they emerge.