Cultural Heritage Board
Memorandum
Community & Economic Development Department Planning Division 3900 Main Street, Riverside, CA 92522 | Phone: (951) 826-5371 | RiversideCA.gov
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CULTURAL HERITAGE BOARD MEETING DATE: NOVEMBER 19, 2025 AGENDA ITEM NO.: 4
PROPOSED PROJECT
RECOMMENDATIONS
Staff recommends that the Cultural Heritage Board recommend that the City Council:
1. DETERMINE that Planning Case DP-2023-0189 5 (Historic Designation) for the designation of the Hays-Pattee as a City Landmark is categorically exempt from the California Environmental Quality Act (CEQ A) pursuant to Sections 15061(b)(3) (Common Sense Rule) and 15308 (Actions by Regulatory Agencies for Protection of the Environment), as the proposal will have no significant effect on the environment, identifies the structure as a cultural resource, and preserves the historic character of a cultural resource; and
2. APPROVE Planning Case DP-2023-01895 (Historic Designation), based on the facts of findings, and designate the Hays-Pattee as a City Landmark.
Case
Numbers DP-2023-01895 (Historic Designation)
Request To consider a Historic Designation request to designate Hays-Pattee Residence as a City Landmark
Applicant Geoffrey Starns
Project
Location
3611 Mount Rubidoux
Drive, situated on the north
side of Mount Rubidoux
Drive, between Ladera
Lane and Sixth Street
APN 207-023-010; 207-033-035
Ward 1
Neighborhood Downtown
Historic District Not Applicable
Historic
Designation Not Applicable
Staff Planner
Scott Watson, Historic Preservation Officer
951-826-5507
[email protected]
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BACKGROUND
Hays-Pattee Residence
The Hays-Pattee Residence is located at 3611 Mo unt Rubidoux Drive, within the historic Rubidoux Heights subdivision, often referred to as Banker’s Hill. The property consists of a two-story Mission Revival residence with Art & Craft era influences, designed in 1903 by architect Franklin P. Burnham and constr ucted by builder A.W. Boggs. A detached garage, designed in 1909, complements the main residence and reflects the Mission Revival style (altered at an unknown date ). In 1912, a second-story addition was completed under the direction of architect Garrett Van Pelt, Jr., transforming the original Art & Crafts era residence into a more formal Mission Revival-style home. Despite the significant addition, the residence retains hi gh integrity and continues to illustrate its evolution over time.
Howard Thomas Hays
Howard Thomas “Tom” Hays arrived in Riverside from Lancaster, Pennsylvania, in 1890.
Hays began his career as a bookkeeper for the Riverside Banking Company and later became cashier of the newly established Orange Growers Bank. Through his professional success, Hays quickly rose in Riverside society. He was active in numerous civic and social organizations, including the Loring Oper a House, where he performed in several productions, and the Victoria Club, where he was a founding member. He also served as president of the Riverside Lawn Tennis Cl ub and the Rubidoux Club, and chaired the County Republican Central Committee.
In 1902, Hays and several associates, includ ing Robert L. Bettner and Charles Loring, purchased and re-subdivided a portion of the failed Rubidoux Hotel property into what became known as Banker’s Hill. In August 1903, construction began on his new residence, described by the Riverside Morning Enterprise as an “artistic bungalow” and the first home on Little Mount Rubidoux. However, the home became infamous shortly thereafter when Hays was accused of embezzling $95,0 00 from the Orange Growers National Bank—an event that led to the bank’s failure and what local papers dubbed the “Trial of the Century.” Although acquitted in that case, Hays was later convicted of embezzlement from the San Pedro, Los Angeles, and Salt Lake Railroad. He left Riverside and died in 1907 at the age of 39. The resi dence thereafter became known locally as “the house that broke the bank.”
Harry and Lila Pattee
Following the failure of the Orange Growers National Bank, the property was acquired by William P. Lett, a partner in the prominent Riverside hardware and citrus packing firms Stewart & Lett and Pattee & Lett. Lett gifted the home to his daughter, Lila Rose Lett, upon her marriage to Harry Gordon Pattee, the sonof his partner, in 1906. The couple took ownership of the residence shortly thereafter and made significant improvements to the home and landscape. By 1909, they added a detached Mission Revival-style garage, and in 1912, commissioned architect Garrett Van Pelt, Jr. to design a substantial second- story addition at a cost of $5,000.
Captain Harry G. Pattee was a well-known businessman and civic leader. He served as president of the Riverside Country Club an d Riverside Polo Club and was active in numerous community organizations, includin g the Victoria Club, Casa Blanca Tennis
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Club, Present Day Club, and the American Legion. A 1906 Riverside Press article noted that the Pattee wedding was a major social event, highlighting the couple’s prominence within Riverside’s elite circles. Lila Pattee was equally active in civic life, contributing to the Red Cross, the Women’s Preparedness League, and numerous charitable causes.
Beyond their social standing, the Pattees play ed an important role in Riverside’s civic development. In 1917, when Riverside’s Nati onal Guard unit (Company M of the 160th Infantry) was at risk of disbandment due to low enlistment, Harry Pattee personally led the effort to recruit and reorganize the company. Commissioned as Captain, Pattee commanded the unit through training at Camp Kearny and into service in France during World War I. Upon his return, he resumed his business ventures, serving as a director of several prominent local companies, including the Royal Steam Laundry and the Indiana Avenue Orange Packing Company.
The Pattee family resided at 3611 Mount Rubidoux Drive from 1908 until 1969, during which time the home served as a venue for civic gatherings, social events, and philanthropic activities. Their long-term stewardship ensured the preservation of the residence’s architectural character and its standing as a local landmark within Banker’s Hill.
Arts & Crafts Movement
The Arts and Crafts movement emerged in the late nineteenth century as a response to industrialization and the decline of traditio nal craftsmanship. Originating in England under figures such as William Morris and John Ruskin, the movement emphasized the beauty of natural materials, the integrity of handcraft, and the unity of art, architecture, and daily life. Its ideals spread internationa lly and profoundly influenced design in the United States during the early twentieth century, inspiring architecture, decorative arts, and landscape design that celebrated simplicity, honesty of construction, and harmony with nature.
In California, the movement found strong expression through architecture that blended regional materials with handcrafted detail, re sulting in homes that appeared rooted in their environment. Builders and architects favored natural wood, stone, and brick, often left exposed to highlight the skill of their making. Interiors were designed as extensions of the surrounding landscape, emphasizing co mfort, craftsmanship, and a seamless relationship between indoors and outdoors.
Character-defining principles and features of the Arts and Crafts movement include:
Emphasis on simplicity, proportion, and functional design Honest expression of structure and materials
Integration of architecture with the surrounding landscape Use of locally sourced, natural materials such as wood, stone, and brick Handcrafted ornamentation highlighting the artisan’s skill Coordination of architecture, furnishings, and decorative arts to achieve a unified design aesthetic
Mission Revival Architecture
The Mission Revival style emerged in California in the late 19th and early 20th centuries, inspired by the state’s early Spanish missions. By the 1910s, it had become a dominant residential style across Southern California and was widely promoted by Riverside’s own Frank Miller through the Mission Inn. The style conveyed a sense of regional identity and
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romanticism, favoring smooth stucco walls, red clay tile roofs, and restrained ornamentation reminiscent of Spanish Colonial architecture.
Character-defining features of the Mission Revival style include:
Low-pitched red clay tile roofs, often with broad eaves or little to no overhang Smooth stucco exterior walls
Arched openings for windows, doors, or arcades
Curvilinear or shaped parapets and gable ends
Exposed rafter tails or decorative vents in gable walls Wrought-iron grilles, light fixtures, and balconies
Deeply recessed windows and doors with wood or metal accents Franklin P. Burnham
Franklin P. Burnham was a nationally recognized architect known for his civic and institutional works across the United States at the turn of the twentieth century. Born in Rockford, Illinois, in 1853, Burnham began his career in Chicago, where he partnered with Willoughby Edbrooke to design several major public buildings, including the Georgia State Capitol and numerous Carnegie Libraries. Burnham relocated to Southern California around the turn of the century, bringing with him a reputation for refined Beaux- Arts and Classical Revival design.
In Riverside, Burnham’s most prominent commission was the Riverside County Courthouse, completed in 1903 and modeled afte r the Petit Palais in Paris. That same year, he designed the original Hays Residence on Mount Rubidoux Drive—his only known residential work in the City. The home’s Arts & Craftsman influences, combined with the use of stone, wood, and fine detailing, reflected Burnham’s ability to blend architectural formality with California’s emerging regional styles. His design established the foundation for the property’s later evolution into the Mission Revival home seen today.
Garrett Van Pelt, Jr.
Garrett Van Pelt, Jr. was a prominent Southern California architect whose career spanned more than four decades. Born in Kansas in 1890, Van Pelt studied architecture at the University of Southern California befo re beginning his career as a draftsman for Pasadena architect Sylvanus Marston. In 1913, he became Marston’s partner, forming the firm Marston & Van Pelt, later joined by Edgar Maybury to create Marston, Van Pelt & Maybury—one of Pasadena’s most respected architectural firms of the early twentieth century.
The 1912 second-story addition to the Hays-Pattee Residence is among Van Pelt’s earliest credited works, likely completed before his formal partnership with Marston. The addition transformed Burnham’s original Arts & Crafts residence into a sophisticated Mission Revival-style home, consistent with the architectural trends of the era. Van Pelt went on to design numerous notable projects th roughout Southern California, including Pasadena’s American Legion Hall, Westminster Presbyterian Church, and Grace Nicholson Building. His later collaborations with architect George Lind extended his influence to the Coachella Valley, where the firm designed several early Palm Springs landmarks.
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ANALYSIS
The applicant is requesting approval of a Historic Designation to designate the Boyd Residence as a City Landmark.
The applicant has provided an architectura l description, statement of significance, photographs documenting the architecture and building setting, and copies of primary and secondary sources as summarized below (Exhibit 3).
Architectural Description
The Hays-Pattee Residence is located at 3611 Mount Rubidoux Drive within the Mount Rubidoux Historic District and is a contribu ting resource to the district. The two-story residence is constructed of wood framing on a stone and brick foundation and is oriented to the southeast. The residence is sited on a natural terrace along the ridge of Little Mount Rubidoux, taking advantage of the hillside setting and expansive views.
Approached by a long, palm-lined driveway, the residence is visually framed by mature landscaping and stone retaining walls that follow the natural contours of the hillside. The driveway terminates in front of a detached 1909 Mission Revival-style garage, from which a formal stairway ascends to the primary entrance of the residence.
The grand exterior stairway features wide stone steps flanked by low stone walls and capped with globe light fixtures mounted on stone columns—two at the base and two at the top of the stair. Additional matching light columns mark the curve of the driveway as it approaches the garage. The stone wall bordering the drive retains its original wrought-iron rings used for tying horses, pr oviding a tangible link to the home’s early twentieth-century origins.
The residence exhibits a blend of the Arts & Crafts movement and Mission Revival style, reflecting the home’s two major periods of construction. The lower level, completed in 1903, represents the original Arts & Crafts de sign with horizontal wood clapboard siding, use of stone, wide eaves, and exposed rafters. The upper level, added in 1912, transitions to the Mission Revival style, featuring smooth stucco walls, a red clay tile roof, and arched window openings. The integration of both styles creates a distinctive architectural composition unique within the Mount Rubidoux area.
The building’s massing is rectangular in plan with a low hipped roof intersected by a front- facing cross gable. The full-width front porc h is supported by substantial stone columns and accessed by a central stair that leads dire ctly to the main entry. The original wood front door, featuring a large glass panel framed by a bead detail, remains intact along with its original brass hardware. The façade includes a projecting bay window beneath the front gable and wood-framed single-hung and casement windows with multi-light upper sashes. Operable shutter hardware survives from the early construction period, although the current shutters are later fixed replacements.
The red clay tile roof, added during the 1912 remodel, is characteristic of the Mission Revival style and visually unifies the expanded second story with the original Arts & Crafts base. The upper-story windows are primarily wood casements that open inward, consistent with early twentieth-century desi gn conventions. Stucco-clad chimneys rise above the roofline, and decorative rafter tails remain visible along the eaves.
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To the rear of the property, the detached garage and caretaker’s quarters reflect the Mission Revival style and are finished in smooth stucco with a matching red tile roof. The garage was altered at an unknown date, based on a postcard image showing the original design with a scalloped parapet. The garage features three vehicle bays, a covered work area, and original service pits designed for automobile maintenance. The caretaker’s quarters, integrated into the same structure, include original wood-trimmed doors and multi-light windows.
Overall, the Hays-Pattee Residence retains a high degree of exterior integrity. The combination of its hillside siting, long formal driveway, stone stairway, and cohesive Arts & Crafts and Mission Revival detailing convey the property’s architectural evolution and its association with early twentieth-century Riverside development.
Statement of Significance
The Hays-Pattee Residence is historically sign ificant as an excellent example of early twentieth-century residential architecture in Riverside, combining elements of the Arts & Crafts Movement and Mission Revival styles. The home reflects the City’s architectural transition during this period, blending ha ndcrafted wood detailing with smooth stucco finishes and red clay tile roofing typical of the Mission Revival movement. Designed in 1903 by noted architect Franklin P. Burn ham and expanded in 1912 by prominent Southern California architect Garrett Van Pelt, Jr., the residence represents the work of two accomplished designers whose contribu tions helped shape the region’s built environment.
The property is further significant for its association with Howard Thomas Hays and Captain Harry G. Pattee, both influential figures in Riverside’s early civic and social history.
Hays played a formative role in the City’s early financial and cultural development, while the Pattees were prominent in local busine ss, philanthropy, and community leadership for more than six decades.
Retaining a high degree of integrity, the Hays-Pattee Residence remains a distinguished example of Riverside’s hillside residential development and a reflection of the City’s early twentieth-century prosperity and social prominence.
TITLE 20 EVALUATION
Under Title 20 (Cultural Resources), “Landmar k” means: “Any improvement or natural feature that is an exceptional example of a historical, archaeological, cultural, architectural, community, aesthetic or artistic heritage of the City, that retains a high degree of integrity.” Based on the applicable criteria from Chapter 20.50 of Title 20, Hays- Pattee Residence qualifies for Landmark Designation as follows:
FINDING: Criterion 2: Is identified with persons or events significant in local, state or national history.
FACTS: The Hays-Pattee Residence is closely associated with two individuals significant to the civic and social development of early Riverside—Howard Thomas “Tom” Hays and Captain Harry Gordon Pattee.
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Howard Thomas Hays was a prominent early banker and civic leader who played a formative role in the establishment of Riverside’s financial institutions during the late nineteenth and early twentieth centuries. As cashier of the Orange Growers Bank, Hays was among the city’s influential young professionals whose success reflected Riverside’s growing prosperity during the citrus boom. Beyond his banking career, Hays contributed to the community’s cultural and social life as president of the Rubidoux Club, founding president of the Riverside Lawn Tennis Club, and an active participant in the Loring Opera House. His involvement in real estate speculation, including the subdivision of Rubidoux Heights—later known as Banker’s Hill—demonstrated his role in shaping the city’s early residential growth. Although later embroiled in a well-publicized embezzlement scandal that became one of Riverside’s most notable early twentieth- century events, Hays’ influence on the city’s civic and social development remains historically significant.
Captain Harry G. Pattee and his wife, Lila Rose Lett Pattee, owned and resided in the home for more than six decades, a period that reflected both their social prominence and community leadership. Captain Pattee was a respected businessman, serving as president of the Riverside Country Club and Riverside Polo Club, and held directorships in several local companies, including the Royal Steam Laundry and the Indiana Avenue Orange Packing Company. His military service was equally distinguished—he was instrumental in reorganizing and commanding Riverside’s National Guard unit (Company M, 160th Infantry) during World War I, for which he received the City’s ceremonial key from Mayor Porter upon the unit’s return from training.
The Pattees were deeply engaged in Riverside’s civic and philanthropic life, supporting organizations such as the Victoria Club, Casa Blanca Tennis Club, the Red Cross, and local charitable associations. Their residence frequently served as a venue for civic meetings, philanthropic gatherings, and social events that brought together many of Riverside’s early business and community leaders. Through its direct association with both Hays and Pattee, the property embodies signif icant aspects of Riverside’s early financial, social, and civic history.
FINDING: Criterion 3: Embodies distinctive ch aracteristics of a style, type, period or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship.
FACTS: The Hays-Pattee Residence embodies distinctive characteristics of the Arts and Crafts movement combined with elements of the Mission Revival style, representing a rare and well-integrated blend of two influential design traditions from the early twentieth cent ury. Originally constructed in 1903, the first story reflects the principles of the Arts and Crafts movement through its horizontal wood clapboard siding, exposed rafter tails, low-pitched hipped and gabled rooflines, and the use of natural materials such as wood and stone. These elements express the movement’s emphasis on craftsmanship, simplicity, and harmony with the surrounding landscape.
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In 1912, the addition of a second story transformed the appearance of the residence through the introduction of Mission Revival design features, including smooth stucco walls, red clay tile roofing, and arched window forms. The remodel unified the handcrafted qualities of the original Arts and Crafts design with the regionally popular Mission Revival aesthetic promoted throughout Riverside during the early 1900s, most notably by Frank Miller’s Mission Inn. The resulting composition reflects the transition in Southern California residential architecture from handcrafted naturalism to the refined romanticism of the Mission Revival style.
Character-defining features of the Hays-Pattee Residence include its broad hipped roof with intersecting front gable, full-width front porch supported by substantial stone columns, red clay tile roofing, stucco upper walls, wood clapboard lower walls, and symmetrical façade anchored by the original wood and glass entry door. The property’s stone retaining walls, stairway, and period lighting fixtures further cont ribute to its architectural integrity.
The residence stands as one of Riverside’s most distinctive examples of early twentieth-century residential design, illustrating the City’s architectural evolution during the Arts and Crafts era and its adaptation of Mission Revival forms.
FINDING: Criterion 4: Represents the work of a notable builder, designer, or architect, or important creative individual.
FACTS: The Hays-Pattee Residence represents the work of two notable architects— Franklin P. Burnham and Garrett Van Pelt, Jr.—both of whom contributed significantly to the architectural development of Southern California.
Franklin P. Burnham was a nationally recognized architect best known for designing the Riverside County Courth ouse, completed in 1903, as well as the Georgia State Capitol and numerous Carnegie Libraries across the country. The Hays-Pattee Residence, designed the same year as the courthouse, is one of only a few residences commissioned by Burnham in Riverside. The home reflects his ability to blend classical balance with the handcrafted detailing of the Arts & Crafts movement.
The 1912 second-story addition was designed by Garrett Van Pelt, Jr., an emerging architect who later became a partner in the prominent Pasadena firms of Marston & Van Pelt and Marston, Van Pelt & Maybury.
Van Pelt went on to design several significant civic and residential buildings throughout Southern California. The Hays-Pattee Residence is among his earliest known projects and demonstrates his developing mastery of the Mission Revival style.
Together, the work of Burnham and Van Pelt illustrates a unique collaboration between two accomplished architects and reflects Riverside’s early twentieth-century ar chitectural evolution. The residence retains a high level of integrity and stands as a distinguished example of their combined influence.
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FINDING: Criterion 6: Reflects significant geographical patterns, including those associated with different eras of settlement and growth, particular transportation modes, or distinctive examples of park or community planning, or cultural landscape.
FACTS: The Hays-Pattee Residence reflects significant geographical patterns associated with the early residentia l development of the Mount Rubidoux area, historically known as Banker’s Hill. Subdivided in 1902 from the failed Rubidoux Hotel property, Banker’s Hill represented one of Riverside’s earliest hillside residential enclaves and attracted members of the city’s professional and civic elite.
Constructed in 1903, the Hays-Pattee Residence was among the first homes built in the subdivision and served as a model for subsequent development.
Its prominent siting along the ridge of Little Mount Rubidoux and its formal, palm-lined driveway exemplify th e elevated, estate-like character envisioned for the area. The later association with Captain Harry G.
Pattee—who owned multiple parcel s within Banker’s Hill—further underscores the family’s role in shaping the neighborhood’s growth and identity.
Through its early construction date, hillside location, and association with the individuals who helped establish the subdivision, the Hays-Pattee Residence reflects the City’s westward expansion during the early twentieth century and the creation of one of Ri verside’s most distinctive residential neighborhoods.
PUBLIC NOTICE AND COMMENTS
A public hearing notice was mailed to property owners within 300 feet of the site. As of the writing of this report, no responses have been received by Staff regarding this proposal.
APPEAL INFORMATION
Actions by the Cultural Heritage Board, in cluding any environmental finding, may be appealed to the City Council within ten calendar days after the decision. Appeal filing and processing information may be obtained from the Planning Division by calling 951- 826-5800.
EXHIBITS LIST
1. Aerial/Location Map
2. Historic Designation Application
3. Current Photos
Prepared by: Scott Watson, Hi storic Preservation Officer Approved by: Maribeth Tinio, City Planner
N
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Exhibit 1 - Aerial/Location Map
MT RUBIDOU
X DR
ALLEY
LADER
A
LN
BEACON
WAY
IND
IAN
HILL R
D
SIXTH ST 0 130 260
Feet
Parcels
Project Site
Key
Hay-Pattee Residence
3611 Mt. Rubidoux Dr.
Cultural Resources Nomination Application
X City Landmark ___ Structure of Merit
Please check the Designation JOr which you are applying
IDENTIFICATION
1. Common name:._H_a~y_s_-P_a_tt_e_e_H_o_u_s_e ____________________ _
2. Historic Name:._H_a~y_s_P_a_tt_e_e_H_o_u_s_e ____________________ _
3. Street address: 3611 Mount Rubidoux Drive
City Riverside State _C_A _______ Zip 92501
4. Assessor Parcel number:_2_0_7_02_3_0_1_0_a_n_d_2_0_7_0_3_3_03_5 _______________ _
5. Present Legal Owner: Christina and Geoffrey Starns
City Riverside State_C_A _______ Zip 92501
6, Present Use:_R_e_s_id_e_n_tia_l ________________________ _
7. Original Use:_R_e_s_id_e_n_t_ia_l ________________________ _ Date form prepared: 11/7/2023
Preparer: Geoffrey Starns
Sponsoring Organization (if any):
Address: 3611 Mount Rubidoux Drive
City, State and Zip: Riverside, CA 92501
Phone: 805.910.5658
DESCRIPTION
8. Legal property description; _s_e_e_A_tte_o_h_ed_S_he_e_t ___________________ _ Include approximate property size (in feet): Street Frontage __ _ Depth ____ _
9. Architectural Style: _c_ra_ft_sm_an_/_M_;_ss_;,_n_R_e_v_;v_a_l ___________________ _ j 0.
12. Construction Date: Estimated -----
Source of Information:_ Assessor's Records
~ Publications
Architect's Name: Franklin P. Burnham
Condition: Excellent L Good
_No longer in existence
Factual 1903
_ Building Permit _ Sanborn Map
Oral Interviews
Builder's Name: _A_.W_. B_o~g~gs ________ _
Fair Deteriorated
13. Alterations: Second Story added in 1912, rear porch and side service arch enclosed at some point.
Interior remodel in 1990, no exterior changes at that time.
14. Surroundings:
_Open Land
15. Use type:
....x_ Residential
Other
_K_ Scattered Buildings
Industrial
16. ls the structure on its original site?
_x_ Yes No Unknown
lf moved, approximate year ___ _
_ Densely Built-Up
Commercial Civic
17. Related features and/or out-buildings: Detached garage and caretaker's quarters, stone walls, lights.
SIGNIFICANCE
18, Historical Attributes:
Unknown _ Government Building Folk Art
----------x-S-ingle-Fami-1 - _ :~ducational-Building Street-F11rnitur~---------- - Multiple Family _ Religious Building ___!__ Landscape Architecture .x_ Ancillary Building _ Railroad Depot ~ TrecsN egetation Hotel/Motel Train _ Urban Open Space
_ Bridge _Rural Open Space _ Canal/Aqueduct
Parm/Ranch _ Industrial Building Dam
_ Military Property _ Public Utility Building Lake/River/Reservoir CCC/WP A Structure Theater _ Ethnic Minority Prop.
_ Engineering Structure _ Highway/Trail Civic Auditorium Amusement Park _ Woman's Property Monument/Mural/Gravestone _ Cemetery _ Hospital Stadium
Mine _ Community Center/Social Hall
_ Commercial Building, 1 w3 stories _ Commercial Building, over 3 stories Other:
19. Architectural Description See Attached Sheets
20, Statement of Significance See Attached Sheets
21. Bibliography See Attached Sheets
22. Photographs See Attached Sheets
23. Letter from property owner (if other than applicant) NIA Architectural Description
The house at 3611 Mount Rubidoux Drive is located within, and is a contributing resource to, the Mount Rubidoux Historic District. The h ouse is a two -story Mission Revival/Craftsman style home. It is rectangular in plan and is wood frame construction with a stone and brick foundation. It faces southeast.
The house sits in a saddle on the ridge of Little Mount Rubidoux. The hill slopes up to the south east and northwest and downhill to the northwest and southeast. The property has a long palm tree lined driveway that leads to the garage and exterior “grand” stairway that leads to the house. There are four, globe lights on columns on the “grand” stairway. Two at the top and two at the bottom. There are also two more lights on columns that are part of walls, as the driveway turns towards the garage. The front wall of the driveway, leading to the garage, has its original rings to tie up horses. The wall has eight rings to tie up horses.
The residence has a hipped roof with a cross gable facing the front of the house. The upper roof is also a hipped roof. There is a full-width porch on the front of the house that is supported by stone columns and provides a central exterior stair that turns to go into the gable. The front door is original and has a large glass panel surrounded by a bead detail. The original hardware is also present.
Originally constructed as a one-story home, it was designed in the Craftsman style. It has clapboard siding with a 4-inch exposure. The windows are wood frame, and mostly single-hung style with a fixed, smaller, upper pane. The music room at the front of the house has a bay window, as does the bedroom at the front of the house under the gable roof. The dining room at the rear elevation has a bay window, and the bedroom at the rear of the house has rounded turret wall on the rear elevation.
When the second story was added, the style of the home was changed into a Mission Revival style home.
The wood shake roof was replaced with a red-tile roof, and the upstairs exterior walls are stucco. There are fixed shutters that are a newer replacement. The original operable shutter hardware still exists. The upper story windows are exclusively casement windows that swing into the interior of the house.
The home includes a bead detail on the ground floor doors, both interior and exterior, and on the wainscoting in the Living Room, Dining Room, Music Room, and sunroom. The interior of the downstairs is finished with oak trim, wainscoting, base molding, picture molding, and beams. The living room fireplace, to the left as you enter the living room, is a brick and stone, has an oak mantel, and has floor to ceiling oak wainscoting. There are also two sconces above the mantel. The living room, Dining Room, and Billiard Room have a six -foot high wainscot, topped with a plate rail. Original chandeliers in the Billiard room and Dining Room remain, as do sconces in the Billiard Room. The Dining Room also has a built -in china cabinet and a pass -thru to the kitchen in a linen closet (the pass -thru was blocked on the kitchen side in 1990). The Billiard Room also had a built in cabinet that was removed. A door from the Billiard Room to the kitchen was blocked during a 1990 remodel. To the rear of the living room, directly across the room from the front entry is a former screened porch that has been enclosed as a sunroom. The large fixed glass window has a view of the Jurupa Valley. If has a floor to ceiling siding similar to the wainscot in the living, Dining, and Billiard rooms.
To the left of the Living Room are the original three bedrooms and bathroom. The bathroom has all of its original fixtures and a subway tile wainscot. It connects to what was the master bedroom (with the rounded turret wall). It has several original sconces. The other two bedrooms h ave their original moldings. The middle bedroom has a cedar lined built-in in the closet and connects to the front bedroom by a toilet room. The front bedroom has a built-in cabinet and a walk-in closet.
To the right of the billiard room is a stair hall that also has a back stair that connects to a partial bathroom and the service porch. The service porch has been enclosed and has access to the kitchen, crawlspace under the house, and the pantry, which was originally an “ice room”.
The Stair Hall lead to the 1912 -second story. At the top of the stairs, a vestibule leads to two bedrooms and a bathroom. The north bedroom has a small balcony facing the northeast. There is also a vestibule that leads to the master bedroom and master bathroom. The master bedroom extends the full width of the house over the living room. The original master closet was two closets, with one closet having built- in cabinets and mirror. A later renovation converted part of the attic into a closet and laundry room.
There is also a garage and attached caretakers quarters that was built in 1909 in the Mission Revival style.
The 3-car garage includes a covered area in front of the garage. The interior of the garage include two “pits” to enable work on automobiles. There is direct access to the caretaker’s quarters, which has a living room, kitchen, bathroom, and loft bedroom. The front door of the caretaker’s quarters is accessed by a path around the building to the rear of the building. The building has gridded, single and double -hung wood windows. The windows and doors have wood trim.
Statement of Significance
Date Built: 1903 (Original)
1909 (Garage)
1912 (2nd Story Addition)
Builder: A.W. Boggs
Architect: Frank Burnham (Original)
Architect: Garrett Van Pelt Jr. (Addition)
History and Significance
The story of the Hays-Pattee house is one that starts with a scandal and a “Trial of the Century” and later with a hero. It is intertwined with Early Riverside high society. It’s located where the wealthy elite lived, and its residents were just that.
The story of this house starts with H.T. Hays. Howard Thomas Hays, known as Tom, came to Riverside in 1890 from Lancaster, Pennsylvania. He got a job as a book keeper with the Riverside Banking Company.
Started as the Dyer Brothers Bank, the Riverside Banking Company was the City’s oldest bank. In April 1890, Milton J. Daniels came to Riverside and on July 3, 1891, the Orange Growers Bank was founded with Mr. Daniels as its president. Tom Hays was selected as the bank’s cashier. William Pittman Lett was listed as one of its stockholders. Mr. Lett was a co-owner of Pattee and Lett, a citrus packing and shipping firm.
For the next 13 years, Tom would work for the Orange Growers Bank. The Orange Grower s Bank would eventually become the Orange Growers National Bank.
Tom Hays became embedded in Riverside High Society and became a popular and influential man in town.
He was involved with the Loring Opera House, performing in several plays, including Twelfth Night, Pinafore, and Patience. He was also the founding President of the Riverside Lawn Tennis Club in 1892. In 1891 he joined the Rubidoux Club, a year later became one of its directors, and in 1896 became its President. He was also a founding member of the Victoria Club. Tom was also involved in Politics. He was president of the Young Republicans Club and was the Chairman of the Central Committee of Riverside County.
If that wasn’t enough , Tom Hays started investing in real estate in Riverside and elsewhere. After the failure of the Rubidoux Hotel, Tom, along with Loring (Loring Opera House) and Robert L. Bettner , and others purchased a portion (23 acres) of the Rubidoux Heights tract in 1902 (July 8, 1902, Riverside Morning Enterprise) and re-subdivided Little Mount Rubidoux, what would become Banker’s Hill. The area was between Fourth and Eighth (now University) streets, Pine Street to the Santa Ana River. In August 1903, it was announced that he was building an artistic bungalow, and it would be the first home on Little Mount Rubidoux. The three-bedroom bungalow was built at a cost of $8,000.00. He lived at the recently completed Mission Inn in 1903 with his wife and daughter Wanda. Unfortunately, Tom Hays was found to have embezzled over $95,000.00 (almost $3 Million today) from the Orange Growers National Bank. The bank failed because of the embezzlement, and the house became known as the house that broke the bank. Hays was tried in Los Angeles in what was called the “Trial of the Century” and after 27 hours of deliberation, the jury found him not guilty of all charges. He was later tried for stealing from the San Pedro, Los Angeles, and Salt Lake Railroad and was convicted. He and his family moved to Ocean Park where he died in 1907 at age 39.
The Orange Growers National Bank was purchased by Citizens Bank, and William P. Lett, one of the Orange Growers National Bank board of directors, bought the house. He was also a partner in Pattee and Lett, a fruit packing and shipping company on Main Street in Riverside and Stewart and Lett, a leading hardware firm in Riverside (located at Eighth and main). He resided at the corner of Indiana and Monroe and later on Magnolia Avenue. Originally the home was rented to Dr. Hugh Martin, but when Lett’s daught er Lila Rose Lett was engaged to marry Harry Gordon Pattee, the son of his partner, he gave the house to the couple. They were married on October 17, 1906. They moved in sometime between 1907 and 1908. On June 27, 1906, Mr. Pattee took ownership of the home and spent $3,00 0.00 - $4,000.00 on the grounds and made extensive improvements. The Pattee’s built the garage in 1909 in the Mission Revival style and in 1912 added the second story at a cost of $5,000.00, and the house was changed to Mission Revival style. Normally such a large addition would render the house no longer eligible for designation.
However, in this case, the Pattee family and the architect of the addition are also historically significant.
Harry Gordon and Lila Rose Pattee were Riverside High Society. Mr. Pattee was President of the Riverside Country Club, the Riverside Polo Club, and together the Pattee’s were members of the Victoria Club, Casa Blanca Tennis Club, Present Day Club, Tuesday Musical Club, Women’s Preparedness League, t he Red Cross, Associated Charities, American Legion, and patrons of the Loring Opera House. According to an article in the Riverside Press Enterprise on October 18, 1906, special “interest attaches to the wedding on account of the social prominence of the bride and groom”. It also stated that Mr. Pattee was “one of the best polo players on the coast” and “was well known in business as in s ociety circles and has the sincere regard of all who know him ”. In fact, they were so socially prominent that the Press -Enterprise report when Mr. Pattee bought a new car in 1907 and which day of the month that Mrs. Pattee would entertain visitors. The second story was added in 1912 after the birth of their oldest son, William Burleigh Pattee, in 1911 and prior to the birth of their youngest son Alan Pattee in 1913. On May 20, 1914, a fire broke out in the Pattee garage but according to the article the fire threatened all four of Mr. Pattee’s automobiles. The Pattee’s were so prominent that they could have been considered celebrities in early Riverside. A quick search of newspaper articles showed that the Pattee’s were in over 200 articles from 1910-1919 alone. That is over 20 articles per year.
Mr. Pattee was also prominent in business circles. He was a d irector of Pattee and Lett, orange packers and shippers; the Royal Steam Laundry Company; the Indiana Avenue Orange Packing Company; and the Executive Officer of the Riverside Post 79 of the American Legion . The Pattee’s were also major donors to the building fund for the creation of Riverside Community Hospital in 1921.
Mr. Pattee was also instrumental in the development of Banker’s Hill over the years. He purchased lots 2, 5, 6, 7, 8, and 17 of Rubidoux H eights re-subdivision (Banker’s Hill). Today, those lots are 3535, 3601, 3607, 3611, and 3637 Mount Rubidoux Drive ; along with 4671, 4696, and the rear half of 4651 Ladera Lane; 4686, 4690 Beacon Way; 4664 Indian Hill Road; and vacant lots at 4675, 4685 Indian Hill Road, and 4696 Beacon Way.
Mr. Pattee’s biggest contribution to Riverside history was that he saved the local National Guard unit.
Company M of the 160
th Infantry Division of the National Guard was located in Riverside. By May 1914, Company M only had 22 members (50 was the minimum) and were threatened to be disbanded. In 1916, the officers resigned, and it looked inevitable that Riverside would lose Company M. In 1917, Company M was in such bad condition that it was a Company of one, the commanding officer Captain Davidson, who resigned. They were given 45 days to get their strength up to 65 men. The Community put a huge effort into recruiting, and Mr. Pattee volunteered to help lead the effort to reform the Company to meet Army standards. He was made a Captain and put in Command of the Company. Company M left for training on April 4, 1918. On April 26, 1918, when the Company came back from training at Camp Kearny near San Diego, local schools were given the afternoon off to allow students to come see the troops, and Captain Pattee was given the key to the City by Mayor Porter. He did such a good job training his troops that the Army offered him a promotion to Major to stay at Camp Kearny and train other troops. He declined and wanted to go to France with his Company. They left for Europe and by October they were in the City of Sancoyns, France.
After World War I, Mr. Pattee went back to work. The Steam Laundry Company was growing, and Pattee and Lett dissolved in 1920. The Pattee’s continued to host social functions at their house and the Victoria Club.
Lila Pattee died on March 15, 1968, and Captain Pattee died March 18, 1969. The house was sold to Ray and Esther Simon. In 1990, the Riverside Art Museum rented the house to use as part of their Designer Showcase. In 1994, the Simon’s sold the house to Randolph and Lynda Hlubik . It was the Hlubik’s that remodeled the caretaker’s quarters into an apartment for Lynda’s mother. As a landscape architect, Hlubik made many of the landscape improvements including the four fountains. In 2000, when the Riverside Courthouse was being restored, an unusable portion of the stair banister was installed in the house. The Hlubik’s sold the house to David Shaw in 2011, and the current owners, Christina and Geoffrey Starns bought the house in 2021. Mr. Starns is an historic architect and city planner with the City of Pomona and teaches urban design in the Urban and Regional Planning Department in the College of Environmental Design at California State Polytechnic University Pomona (Cal Poly Pomona) . Mrs. Starns is a Special Education Administrator with the Riverside Unified School District. As avid preservationists, the Starns’ have begun restoring the property.
The property is also significant because of the architects that designed the house. The original one-story home was designed by Franklin P. Burnham, the architect of the Riverside County Courthouse. The house was placed on the site facing the entrance of the courthouse. Burnham designed other significant buildings, including the Carnegie Libraries in Oxnard and Colton, the First national Bank of San Diego (San Diego’s first skyscraper), and the Georgia State Capital. A.W. Boggs was the contractor and C.P. Hancock constructed the Masonry foundation and porch. With the addition , the integrity of the original design could be questioned.
Several sources cite that the second story addition was designed by Garrett Van Pelt of Pasadena in 1912 at a cost of $5,000.00. Van Pelt became a prominent architect in Southern California. It is possible that this is one of, if not, his first credited work in Southern California. In 1912 he was a draftsman for Sylvanus Marston, another prominent architect in Southern California. In 1913, he became a partner of Sylvanus Marston, creating the firm Marston and Van Pelt. In 1922 they joined with Edgar Mayb ury to form the firm Marston, Van Pelt, and Maybury. Some prominent buildings include American Legion Hall, the Westminster Presbyterian Church, the Grace Nicholson Building , and additions to the Fenyes Estate in Pasadena, and the Wilmington branch of the Los Angeles City Library. He later designed his own estate in Laguna Beach and created a firm with George Lind. Van Pelt and Lind designed numerous buildings in the Palm Springs area, working with Albert Frey, who was not yet a licensed architect , including the San Jacinto Hotel and the Kellogg Studio.
The property has been documented in Adobes, Bungalows, and Mansions of Riverside, California Revisited by Esther H. Klotz and Joan H. Hall, and Riverside and the Day the Bank Broke by Esther Klotz.
The Hays-Pattee house, at 3611 Mount Rubidoux Drive, is significant because of its importance to the development of Banker’s Hill, its relationship to significant people in Riverside history, as the home of the Pattee family, who lived there from 1908 to 1969. It is also significant for its unique combination of Mission Revival and Craftsman architectural styles, and its architects: Frank P. Burnham, and Garrett Van Pelt. It is also significant for its relationship to the development of Banker’s Hill, Tom Hays and the events surrounding its construction. Finaly it is one of, if not the only example of early 1900 hillside construction, and the Craftsman and Mission Revival architectural combination in Riverside.
Architectural and Historical Integrity
The house’s integrity can be broken up into two periods, before and after the 1912 addition . As to the pre 1912 addition, even though the property had a second story addition, the property retains a high level of integrity. The original one-story bungalow is clearly visible and a comparison of photos of the one and two versions of the house make it clear which part of the house is the addition. Numerous character - defining features of the original house are still present, including the stone front wall and archway, wood clapboard siding, wood frame single-hung windows, egg and dart detailing and decorative rafter tails. This integrity keeps its association with architect Frank Burnham and Tom Hays and the related events. As it relates to the post 1912 addition, the house has an extremely high level of integrity. The only apparent exterior alteration is the replacement of the original red tile with a Spanish tile (presumably in 1990-91) when the house was part of the designer showcase . This integrity keeps its association with the Pa ttee Family and the addition’s architect, Garrett Van Pelt.
Designation Criteria
The Hays-Pattee House is eligible for designation as a local historic landmark in accordance with the following criteria:
1. Exemplifies or reflects special elements of the City's cultural, social, economic, political, aesthetic, engineering, architectural, or natural history.
The property reflects the early development of Riverside and the Mount Rubidoux Area as the town grew west of Downtown. As discussed in the history and significance section, both the original owner, Tom Hays, and the longest owner, Captain Harry Pattee, were instrumental in the development of Rubidoux Heights and Banker’s Hill . In addition, its association with Tom Hays reflects the early political climate in Riverside, while the relationship to the Pattee family reflects the early citrus history, and early social history in the City.
2. Is identified with persons or events significant in local, state or national history;
As discussed in the history and significance section, Tom Hays was significant in early Riverside, politically and socially. The Pattee family was prominent in early citrus packing and shipping, and other business ventures. Both Tom Hays and the Pattee’s were also prominent in Riverside social circles.
3. Embodies distinctive characteristics of a style, type, period or method of construction, or is a valuable example of the use of indigenous materials or craftsmanship;
The property is a unique example of a mix of the Craftsman and Mission Revival styles. It has the clapboard siding, trim, and numerous other details that are distinctly Craftsman, but it is then combined with elements that are distinctly Mission Revival. It also reflects the desired Mission Revival style that Frank Miller promoted and the extents taken to convert existing buildings to that “preferred” style.
4. Represents the work of a notable builder, designer, or architect, or important creative individual;
As discussed in the history and significance section, Franklin P. Burnham is a notable architect in Riverside, California, and Georgia, as architect of the Riverside County Courthouse, among other buildings. In addition, Garrett Van Pelt, the architect of the addition, was also a prominent architect in several communities in Southern California as part of the Firms Marston and Van Pelt, Marston, Van Pelt, and Maybury, and Van Pelt and Lind.
6. Reflects significant geographical patterns, including those associated with different eras of settlement and growth, particular transportation modes, or distinctive examples of park or community planning, or cultural landscape; and
As discussed in the history and significance section, the property is associated with the early development of Riverside and the Mount Rubidoux Area (Rubidoux Heights) as the town expanded and grew west of Downtown. It is also an early example of hillside development in Riverside.
7. Is one of the last remaining examples in the City, region, State, or nation possessing distinguishing characteristics of an architectural or historical type or specimen.
As discussed in the history and significance section, the Hays-Pattee house is one of, if not the only example of a house in Riverside that is a mix of the Craftsman and Mission Revival architectural styles. It possesses the distinguishing characteristics of both styles yet the combination is seamless.
ITY O F
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Hays-Pattee Hous~
This map was created, in part, by the City of Riverside Geographic Information System and intended to be operated solely for the convenience of the City. The City does not warrant the accuracy of thlS map, and no decision invotving a risk of economic loss or physical injury should be made in reliance thereo n.
THIS MAP IS NOT TO BE USED FOR NAVIGATION
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CHAPTER.50
The Hays-Pattee House
3611 MoWllt Rubidoux Drive
19013
Resting in a saddle bet.wcCIL two small hilk on Little Ruh •d • h '.-L c _ • f b I! a~ is a large tw~st~ned. ~use ~w. ~ m1e. view O ~th the Santa An.a River and the a of Riversrde.- The first floor:
pillared veranda,. was bui'ttt of ((blue marble" granite stone fro an early Rubidoux {West Riverside) quarry. The house, surround: :
old palm ~ is at the end of a long private driveway. Tom Hays bJ the home in 1903~
In 1890,. he and his wife, Bertha, came to Riverside from Pennsyhrania where he had worked as a banker. In Riverside, he started as a bookkeeper in the Dyer Bank but in 1891, became cashier The Hays-Pattee House in Background, 1904
Hdl Coll«tion
to the newly established Orange Growers Bank. Before long he was one of the most popular young men about town. He played tennis ~d golf, sang in the opera, and became a member of the ~~
Rubidoux Men's Oub. In 1903, when the new Glenwood Mi§i~n !11n was ~ Hays, bis -.ife, and young daughter, W:~da, lived; its finest swte. By this time, he was imponant in polincs and estate speculations. 1•
162
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built
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In che spring of 1902, Hays. Rohen Bettner, and others
·red 23 acres of rod..-y hillside property between Fourth and a:~ch (Universicr Avenue) streets and from Pine Street co rhe Santa ~ Rjver. They subdivided che property into large lots, graded che and planted crees. In August 1903, Hays announced thar he areaul,d erect an artistic bungalow which would be che first house built WO ---..,,.._. --
on Little Rubidoux. The- house was soon under construction, with franklin P. Burnham as ar~itect and A W Boggs_ as contractor.2 The home was built of stone, with C. P. Hancock putnng up the masonry foundation and veranda. It conformed to the rocky site. By November 1903, rhe house was finished at a cost of $8,000, bur Tom Hays and his family never ocrupied the home. That month, it was discovered chat Hays had embezzled over $95,000, causing the failure of the Orange Growers Bank.
The bank later acquired the house while Tom Hays was in jail awaiting trial. Although Hays lost all of his Riverside property, he was not convicted in a Los Angdes trial. The family moved to Ocean Park where Hays died in 1907.
W. P. Lett, who was on the board of directors of che defunct bank, bought the Hays bungalow. In 1906, his daughter, Lela, married Harry Gordon Pattee, son of Len's business partner, Gordon B. Pattee. They arrived from Canada in 1879 and established the fruit-packing firm of Pattee & Lett. In 1908, after the house had been rented to Dr. Hugh Martin for a few years, Harry Pattee and wife moved into the hillside house. After the death of his father, Harry Pattee took his father's place in the fum and joined the Victoria Club; where he played golf and became an excellent polo player.
In 1909, they built a large three-car Mission-Revival ~ lacer, after the binh of their son, William, the Pattees enlarged the ho~e. In 1912, at a cost of $5,000, the family added a second story ~igned by architect Garrett Van Felt of Pasadena. He skillfully JOIIlcd the old with the new and added a roof of beautiful antique tile finm Italy.3 Pattee In l94?, the firm of Pattee & Lett was dissolved, ?ut Har17 death and wife enjoyed their home until 1968, when she died. At his his '. one year later, the home was sold to Ray Si_mon, D. D.S. and ~ Esther. In the spring of 1990, the Simons allowed the ~- --Art Alliance to use their house for a fundraiser known as die ~ Showcase. Hundreds of people visited the rock house on the 163
hill with each room decorated by a different interior decorator. Later that year. the Simon& sold tfte ho.use to Randolph and Lynda I--Ilubik The Hlubiks converted the a.retaker's quarters behind the garage with an apartm ent fur - ~s _mother and made minor---r ~1.---- -- improvements - to if:te ouse.. Hloo mk,. a talented landscape arcbicea. enhanced the grounds widt a Wlliety of crees and shrubs. 4 In 2000 > the Hays-Pattee house received an uousual addi tion when the Rivemde CoUilllty Cocmhome was undexgoing a comp lete restoration. Pan: of a wooden banister &om the cowrthousc deem ed unusable, was imstalled in the MoWit Robidoux house.5 This recycled fixture was especialty appmptrmtre. because architect. Franklin P.
Burnham had desigJied both the Hays house and the counhouse in 1903.
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DAY -• EVENING ? ~AV'G U~T • : 1Q~:? ~9.03· . ' •. .: - -' • . - - .
--- ~t All'IISilC BUIGJJOWlO -"· .t was - : -
:t T.1$\ •
:~ttun . A - t: . • .J-di • ~ •~ "2-~hi· •t6'._ -.. 1 .. \ ~ ar 1snc aU; non to 1.ae ~" ~ ·It \
tural beauties of the outlying : residence f . __ _
. • section. of the- eity will be the bea.uti- ---·
• \ ful home of H. T. . g,<:-a'C!! on. Rubidoux - j
rrtA]I liill. The site-. almost •fiffjr feet abo~e
\ the 1e,·e1 ot the down.--town streets. is I
• one of the most distinguished in the
-of tbe\ valley and the house is designed • to • •
le11Db>• l.~nform to the eontour o! the rocky
again; hiJ~sid~. .
of who • lt. wilt b~ a one-story bun~ow of
:>~ iust rough. finished stone,. kno~11 ~ •·blue
ietweeil I ~arble:•" and the in.tenor . Will be fin
, of E.u- 1shed 1n, oa_k.. A \Qde v~
rks and. ~~!!d a-~~! ~-~e . _
Q This entire prnductandfocportions ~~~~ l?Y Newsal
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I P r Mondayt Aug 10, 19 Riverside Oaf Y • ress
-----~ Q hays
• hillside. - 1 • f
against • rt wm be a one-story bun5=~~ 0
of who rough. finished stone, known_ as- blue
~ .on. Jus~ 11 marble ." and the interior will be fin
bet:ween • ished in oak. A "•ide veranda_ ap- "
e of Eu-1 proaehed bv a flight of stone steps. f
irks and. I is to extelld a.:-ou.ncl the front and •
ta.ent of\ south side of the ho~e. ..\ _distinctive It
the van,- feature of the- intenor w,.n be the J
fing de- \ arrangement of the large reception I
,hermom- i room. hallway and billiard room. \\'h!ch
\
• (·an be res.di Iy throv.-n open to rece-1 \'"e
>rked for a large number of gu~ts if it is de- .:
• and ha~ -i.si.~ _ to entertain .on a.. large . scale at ~ . st Satur- any time-. I Y of the The slope- of the hill before the J: fl
to take house will be terraced ac.d a u"ide grav- ~
, thought- eled dri\-eway will wind. up to the- I P~~ 1 front between flower bordered. lawns. N .
Tlie fi!& • The bungalow will cost $8000. lt was It
flattermr; \ designed by Burnham & Blelsner, ·ao.d Ii'
~id~8:to~ • ~~e bC:n.fr~~~io~:~ein<f ~-P~in
said had I --•u _ __ .._ •- _,_ - - - - --- · - .... - . , .. .. ~ . ~ This entire produ •
-
Q hays
, arrangemen t of th~ ~arge rece~~on
,om- \ 'room, haU\\'"ay and b1lh.a.rd room. v. h!<:_h 1 • (.·an be readil)-"' thro,'-9D. opec. to reee1~ e
t for\ a large number- of gu~s if it is de- Jf
ha~--~sit:,ed_to_ ent~rtain _.on ~ la.rgtl_scale at 1 . •· ~ u- { an~ .. time-. .. . 1 ~ ·
the The slope- of the hill before the ,:
take hottse ,,,ill be terraced ac.d a '\\·ide gra.v- ~
~_?~- eled tlriveway will wind up to the: J · 1
..1..--:;;e front between ftov.·er-bordered lawns. 1 Jt - ~ . t The bungalo"• will C06t $8000. It _"W'aS I·
,er-mg designed by Burnham & · Bleisner. and It
~tan the oonstruction is being superintend- r11~
• s ore ed by .. l... \V. Boggs. C .. P. Hancock
.d had '\vill pt1t in. the masonry ·.. The builders
o,f t'!_P- hope ~o hu·e it ready fo-; occ-upancv bl' ~ o l.lle "'"" b , • . .. •..1ecem ~. . ,., • mg 1n, •-------- ! • -
e11lied l\ I f !
r.--e~i~e WORK 10 BEGIN ON ,, r t
ect 1n. IN t c
\ F E BUSINESS BL ~ t
to town.\
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Riverside and
the Day
the Bank Broke -
by Esther Klotz
ti..
104 CRIME
Theodore Roosevelt, the courthouse comerstone was laid with impressive ceremony. Below t}1~ cornerstone .in a s~el bol( were a cgpy of J-Ioln1~• H~tPI')! gf Rtver$ide Co1'nty, lists and photographs of pffi~ials ,md sqper visors, ll oopy of th~ M.Jy 7th fre11s, photo~aphs of thi: n~ Glenwood Hotel, Rivmido's Water System, scenic town views, ~n4 11 sprii: of th~ parent n:ivel ora.nge tree,
By the la~t of July the fpunpaticms we,re finished, T iu: k>nie pi14!'1i w1m1 rising, the lntciior common brick walls were ioing iip fast but thpse of the exterior were delay~d by lack of pr~~ed })rick~ which wern hi phort &upply, Zcno D~Moss, the well known loee) eement Colltl'llctor, h;id hi$ men pr~paring thi: gro~mih for the cement walks and. steps )w WOPM install abf'11t the 1~ 'bui14ing, He had won the contre1ct with his low bi'1 of $2,182.
Pja};t ~Wdl/lol Tom. ffllY/1 Ho11~t?
As !IT! important loe~l politici;m there is no doubt that Tom Hays had a major p<1rt in lettin{l theie cpntracts aricl he bee.ime well acquainted with architects Bumha:m ano Blei~ner, On Att~t 14, l 90> after the courthouse was well underway, the ncw~papei announced that Tom would erect an artistic bungalow on bis Rubidoul( Hill property.
Hays had first acquired this land from the Dyer estate in the spring of 1902 when he, Robert Bettner, T. H. Dudley, :wd J. A. Whittier had formed a eyngj<;atl.l and !,ought lt for a mJl 1;Sl:llte deyeloprollrlt/ The prop0rty eorrsisted gf z+ ae:res of ~geJ. mcl li!lSebnuh b-etween Fo1uth .iJnd 7, ~iWnilfB Verily Pre$,, July )9, 190~-
CRIME lOS
E!ahth street.'l and ffPITI Pine to the S¥ot.i Ana River, In July of that year Williiim .B;iek1u JJegan gr8PiPB imd 01.1tting a 24 fOQt wide ro.id ilround the hill called little Mt, RQj)idoµ" , 'J'h/.l 4evc!op.ers ~id QUt large lo~ ~sually 100 by 1 J'7 feet in size, pfaced deed restrictions on h1t1m:
Rivo,s!<jc P11blic Lil>,~iy Col~clfnµ
l>uilding, and landscape(! the ;irf;p with HllP~. tr~$, /il1d ~hrul>s/ By DeceJnher !11'1 attr-ai:tive strGet qa}kd Mt. Rllbido~ Drivl,l w?s alJJ1ost c:omplcttd and le~ were s~J!ing I vezy w,11. •n~ p,rQp~rty ,ib~ve the new drive wa~ on the JT1l'l1Jntain slop!t and provid:d an excellent view pf the city, In January, 190, Hiiys ~o!U five large Jots to Charles M, Loring and wife who hoped to build on them. That same month Robert Bettn~, who now owned three.fourths ~f tbe Rul>Jdoux Heights Tract, sold almost half of it to Tom,' Bettnef, a prmnlnent real ~tete man, continued as the tract's sales manager.
The lot Of1 which Hays bl1ilt his h~u§e lay on a lower part of the hill near the west end of Si~th Street aqd overloo\ed both the city and the Santa Ana Rive1. De~i~fled by ar@U"t »~mhim to conform to th,; roe:ky ~ite it wa$ copstru~ted witt, lti f~und11tfons, wide V(tandas, .aud "'"'""" 8, lbi4.
.tl, lbid, J.11.n. 8, 1W5.
.. ..
U)o CRIME
fireplace all 0f t'bl'ue marble•r stone. A large hallway~ reception pador, and billiard room were finish_ed in oak and s.o designed that they could be opened t.Q make crne large ro<ilm for eatertainiEg. This house built l>y contract(')r A. W. Boggs at a cost of $8,00Q, was e.!I!ected to be f~hed by December~ 1903.10 ln ovember Tom and family were getting ready to move from their c,presideutial suite" in the Glenvrocd where they had Jived for almost a year. But they were never to occupy their new house because big head1ines. in the November 16, 1903 Daily Press announced, "HayS, Has: R.esig111ed as- Ca:saier ©f Ba:mk.'r
The Los Angeles Times btoke the. story giving the iDfonnation to the lo€al paper that Tom Hays ha:d been caught in crooked land deals. while actmg a:s a Rliverside rigpt--<1>f-waiy agent fo1r the Sal:t Lake Railroad.
For two weeks previouslr the matter had been husned up until all the facts weue mrcovered and the Oram.ge Gtow€1iS National Bank of Riverside could be in:EC!l.mned..
For over a year Tom using Salt Lake funds,. bought. property at one p:rice arnd c:harged the railiaad a nathu. He had OeeJill b1Jste.d implicitly as lite wonlced with Maifor J-W. F. Dias, the railroad's right-of-way agent.
But two weeks previously in the condemnation suit of the p1operty of Fooctol!]I,, a Riverside land awneir,,, the raiTuood .. s; 1:liveFside attorney Wil&ed M. Peck discovered tfi.at Major DiaS: na:d offered $7,000 for a right-of-way tftat a jury decided was worth only $,4,000. Attorney Peck began an in tensive iim.vestigaitiGln of Riverside land1 deail's m.vQllvi:ng the raib:oa.d- and discovered the company had been defrauded of more than $8,000 by Hays witli Dias' knowledge. r 1
Acfmail.Iy-A. S. IDrlsted,. Los Angel'es attorney fur the railiroadl► ear]y in September had noted! some discrepancies in the matter of right-of-way purd1as,es. He and two of the raih:oad' s vice-presidents, J. Ross, Cfark and T. E. Givb(!)n ai week ea.di.er met with attorney Peck in his Rive,side office. They sent for Hays who reluctantly joined them. \\'hen he was confronted with the carefully prepaiied facts exp0sing, his crookedness be tried to bluff fl.is way out.- declaring fue funds taken were omy "commis sions". When faced with exposure and arrest he confessed and deeded to the raiTuoad $12,QQO worth ©f his, (l}Enge pmpeuty. 12- fn a Tater Los Angeles Times- article enntled •"More Hot Stuff on the Salt Lake" T. E. Gibbon explained why Dias was fired by the rail ]joa:d. Although it was, inctmdusive th.at Dias himself had inofited there was no doubt that he knew of tltese frauds which included not only Hays but those of some Riverside real estate agents. It looked now as JI!). Divemde Press cmd Hoi:Cicultv.:ci3t. Aug. 14, 1903.
11. l'm"d,, Nov. 16, 1903.
12. Mi&., Nov. 16, 190,;"_
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0 Exhibit 3 – Current Photos
Figure 1 - Postcard of Original Residence, circa 1910
Figure 2 - Main driveway approach with residence and garage, view looking north
Exhibit 3 – Current Photos
Figure 3 - Staircase and facade, view looking northwest
Figure 4 - Facade, view looking west
Exhibit 3 – Current Photos
Figure 5 - Front porch, view looking northeast
Figure 6 - Front porch, view looking southwest
Exhibit 3 – Current Photos
Figure 7 - Front porch, view looking southwest
Figure 8 - Front porch, view looking southeast
Exhibit 3 – Current Photos
Figure 9 - Front porch, view looking northeast
Figure 10 - Rear elevation, view looking southeast
Exhibit 3 – Current Photos
Figure 11 - Rear elevation steps, view looking southeast
Figure 12 - Rear enclosed porch/mud room view looking northeast
Exhibit 3 – Current Photos
Figure 13 - Rear enclosed porch/mud room view looking west
Figure 14 - Main living room, interior view
Exhibit 3 – Current Photos
Figure 15 - Main living room, interior view
Figure 16 - Main living room, interior view
Exhibit 3 – Current Photos
Figure 17 – Interior space
Figure 18 - Garage as seen from the porch
Exhibit 3 – Current Photos
Figure 19 - Garage, view looking west
RiversideCA.gov
1 RiversideCA.gov
LANDMARK DESIGNATION OF
HAYS
-
PATTEE RESIDENCE
DP-2023-01895 (HD)
Community & Economic Development Department
Cultural Heritage Board
Agenda Item: 4
May 21, 2025
RiversideCA.gov
2 AERIAL PHOTO/LOCATION
RiversideCA.gov
3 HAYES-PATTEE RESIDENCE
RiversideCA.gov
4 HISTORIC IMAGES – PRE-ADDITION
Postcard image, circa 1910 Residence pre-1912
RiversideCA.gov
5 ADDITIONAL CURRENT PHOTOS
Driveway Approach Southeast Elevation Northwest Elevation Front Porch Interior Detached Garage/Caretakers Unit
RiversideCA.gov
6 Staff recommends that the Cultural Heritage Board recommend that City Council:
1. DETERMINE t hat Planning Case DP-2023-01895 (Historic Designation) for the designation of the Hay-Pattee Residence as a City Landmark is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15061(b)(3) (Common Sense Rule) and 15308 (Actions by Regulatory Agencies for Protection of the Environment), as the proposal will have no significant effect on the environment, identifies the structure as a cultural resource, and preserves the historic character of a cultural resource; and
2. APPROVE P lanning Case DP-2023-01895 (Historic Designation), based on the facts of findings, and designate the Hay-Pattee Residence as a City Landmark.
RECOMMENDATION