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HISTORIC RESOURCE EVALUATION
THE GEORGE CHASTAJN COCKE HOMESTEAD (P-40-041330)
1140 IRIS STREET
CITY of SAN LUIS OBISPO, CA
APN 003-571-014
2018
Prepared for: Karen & Dave Rucker
4855 Morabito Place
San Luis Obispo, CA 93401
Prepared by: Betsy Bertrando
Bertrando & Bertrando Research Consultants
267 East Foothill Boulevard
San Luis Obispo, CA 93405
April 2018
SL-07385
TABLE OF CONTENTS
ABSTRACT ..................................................................................................................................... !
INTRODUCTION ........................................................................................................................... 1
PROJECT DESCRIPTION .............................................................................................................. 1
ME1HODS ...................................................................................................................................... 1
Archival Research ............................................................................................................................ 1
Field Investigation ........................................................................................................................... 2
CONTEXTUAL SETTING ............................................................................................................. 2
SIGNIFICANCE CRITERIA ......................................................................................................... .4
RESlJLTS ......................................................................................................................................... 5
Early Land Ownership History ........................................................................................................ 5
Cocke's Homestead Tract-Discussion ............................................................................................ ?
George Chastain Cocke .......................................................................................................... 8
Property Owners After Cocke .......................................................................................................... 8
STRUCTURE HISTORY ................................................................................................................ 9
FIELD INVESTIGATION ............................................................................................................. 11
Structure ......................................................................................................................................... 11
Cocke Homestead Itahante Elements ................................................................................... 12
Exterior -Original .......................................................................................................................... 13
Exterior -Additions ........................................................................................................................ 13
Interior. ........................................................................................................................................... 13
Setting ............................................................................................................................................ 15
PERIOD OF SIGNIFICANCE-1883 to Mid-1890s .................................................................... 16
Character Defining Elements ......................................................................................................... 16
SIGNIFICANCE DETERMINATION .......................................................................................... 17
City of San Luis Obispo Guidelines .............................................................................................. 17
California Public Resources Code ................................................................................................. 18
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PRESERVATION GUIDELINES .................................................................................................. 18
CONCLUSION/RECOMMENDATIONS .................................................................................... 19
ADDEND1JM ................................................................................................................................ 19
REFERENCES CITED .................................................................................................................. 20
Bibliography .................................................................................................................................. 20
Building Permits ............................................................................................................................ 20
Deeds .............................................................................................................................................. 20
Maps ............................................................................................................................................... 21
Newspapers .................................................................................................................................... 21
APPENDIX A: PROJECT AND LOCATION
APPENDIX B: DPR FORMS
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ABSTRACT
A request was made by Greg Wynn in February 2018 for an
historical evaluation of a residence located at 1140 Iris Street (formerly
Upham Street) within the City of San Luis Obispo. Wynn is the
architect working for the owners Karen and Dave Rucker. This study
finds that the house on the parcel is historically significant as defined in
the Public Resources Code and the City of San Luis Obispo Guidelines
and has been recorded as P 40-041330.
INTRODUCTION
The work carried out as a part of this study was conducted by Betsy Bertrando, of
Bertrando & Bertrando Research Consultants (BBRC), who was assisted in the field by
Luther Bertrando. Betsy Bertrando has over twenty-five years experience researching the
cultural resources of the central coast. The project property (APN 003-571-014) is
depicted on the San Luis Obispo 7.5 quadrangle topographic map as existing in the City
of San Luis Obispo at 1140 Iris Street (Block 183 -lots 7 & 15 and portions oflots 6, 8,
16, 17, and 18)
PROJECT DESCRIPTION
The current owners of the property are in the process of rehabilitating the house
that is on the Contributing Properties List of Historic Resources in City of San Luis
Obispo. The City of San Luis Obispo has requested that a Historic Resource Evaluation
be a part of that process. The project also includes removing and replacing two later
additions. When first viewed almost a year ago, the house was raised off its foundation
and in very fragile and poor condition.
METHODS
Archival Research
Background for the property was gathered by a search of the historic literature, maps,
directories, newspapers, documents, the internet, building permits, census and Great Register
records. The purpose was to establish the structure's background, historic use and people
1140 Iris Street, San Luis Obispo -1
associated with the property. This included research to investigate if historic events or persons
important to the history of the City of San Luis Obispo were a part of the period of significance.
Special Collections, University Archives, Cal Poly for historical building permits
Private Archive of Bertrando & Bertrando Research Consultants for a search of the
historic literature, maps and unpublished manuscripts.
San Luis Obispo County Assessor's Office for Plat Maps and ownership information.
San Luis Obispo County Clerk/Recorder's Office for Chain of Title and Tract Maps.
City of San Luis Obispo Community Development House History /Construction Files
Various websites including Ancestry.com and genealogybank.com/doc/newspapers
Field Investigation
An initial field investigation took place on April 19, 2017. A later more intens e
investigation took place on March 7, 2018. The purpose of the investigations was to record and
photograph the setting, interior and exterior of the residence. Survey assistance was provided by
Luther Bertrando. Notes were written focusing on the original features of the hous e and
property. Important information collected included:
Architectural features within the context ofthe "Historical Period of Significance"
Type of construction and materials used
Modifications through time
Grounds, setting and landscaping
CONTEXTUAL SETTING
The first known recorded European contact in San Luis Obispo occurred on September 6,
1769 when the Spanish land expedition, led by the Governor ofBaja California, Gaspar de
Portola, arrived from Loreto, Baja Sur, via San Diego. At that time, Fr. Crespi gave the name La
Canada de Natividad de Nuestra Senora near the location where Mission San Luis Obispo de
Tolosa was founded three years later (Engelhardt 1933). The time of greatest growth for the
Mission was between 1790 and 1810 (Kocher 1972). Unfortunately, the annual reports that were
filed by the Mission Fathers giving the extent of growth and construction for a twenty-five year
period are missing.
1140 Iris Street, San Luis Obispo -2
Later in 1822, Mexico, including California, achieved independence from Spain and the
missions began to be secularized (Kocher 1972). Ownership of the large mission ranchos and
outposts were petitioned for by Mexican citizens and awarded to them by their new government.
In 1846, the American Flag was raised in Monterey, briefly the capital of California, thus
heralding the beginning of the American Period. Many languages were spoken in the town of
San Luis Obispo at this time when it struggled to form a community under the laws of the United
States Government. Small adobes housed saloons and not much else during the 1850s
Bertrando 2009). Reading and writing were uncommon skills and lawyers were needed to
resolve the land court cases resulting from the breakup of the large rancho tracts ofland.
Besides English and Spanish in the newspapers, French, German, Portuguese and Italian
were common voices in the small hamlet that still thought of itself as a pueblo. A few native
Chumash, Yokut and Salinan speakers were still heard as well. Many residents originally came
to California to work the goldfields in the north. Some became disillusioned, drifted south and
stayed in San Luis Obispo. San Luis Obispo, the county seat served an agricultural and ranching
community that was rather isolated. Markets in San Francisco were reached by sea using ports
along the coast.
In 1872, the Act to Reincorporate the Town of San Luis Obispo was passed, one hundred
years after Mission San Luis Obispo de Tolosa was founded. This allowed the town to appoint
an Attorney and Surveyor and finally address civic improvements such as ''the opening and
grading of roads, addressing sanitation and caring for the roads within the Town
limits" (Carotenuti, 2006: 39).
By the late 1880s, the town had gone from adobe to wood construction and was entering
an era of brick commercial buildings that formed an increasingly bustling downtown. Brick
construction, an improvement offering more protection from fires , began encouraging local
businesses to built grander, more permanent structures. At about the same time, speculators were
gambling on the Southern Pacific railroad building a coastal line from San Francisco to Los
Angeles. In 1886, the rails entered San Miguel at the northern county line. Near the line of the
proposed tracks, a grand hotel -the Ramona -was opened in San Luis Obispo in 1888.
However, it took the railroad until 1894 to reach San Luis Obispo after building a series of
tunnels to descend the grade into town.
The impact ofthe Southern Pacific Railroad coming in 1894 and the development ofthe
California Polytechnic State University in the early 1900s forever changed the future of San Luis
Obispo. Comparable affects in the community weren't felt until World War I, the Great
Depression and World War II.
1140 Iris Street., San Luis Obispo -3
SIGNIFICANCE CRITERIA
Effective in Febru.ary 1999, changes made to the California Environmental Quality Act of
1970 (CEQA) removed thresholds of significance from the main document and relied upon
criteria set forth in Public Resources Code, Section 5024.1 Title 14 CCR Section 4852. These
revisions to qualifying criteria for determining the significance of a resource include the
following;
1. Is associated with events that have made a significant contribution to the broad patterns
of California's history and cultural heritage.
2. Is associated with the lives of persons important in our past.
3. Embodies the distinctive characteristics of a type, period, region or method of
construction, or represents the work of an important creative individual, or possesses high
artistic value.
4. Has yielded, or may be likely to yield, information important in prehistory or history.
Cultural resources displaying one or more ofthese criteria, may be considered significant
and thereby subject to special measures of avoidance or evaluation prior to any potential impacts.
If impacts cannot be avoided then a mitigation plan is normally developed. CEQA directives
regarding mitigation of cultural resources are also addressed in the Public Resources Code.
In addition, the City of San Luis Obispo has produced The Historical Preservation
Guidelines which were adopted by the City Council, (Resolution No. 6158) in 1987. This was
amended by the City Council resolution No. 6857 to incorporate U.S. Secretary of the Interior
standards for rehabilitation as informational guidelines. S tandards for the Treatment of Historic
Properties have been developed for preservation, rehabilitation, restoration and reconstruction
projects and have been codified as 36 CFR Part 68 in July 12, 1995 Federal Register (Vol 60, No.
133).
It was also stated in an additional Historic Resources Survey Completion Report
produced by the City of San Luis Obispo in 1992 that:
The City of San Luis Obispo has adopted specific criteria for measuring the value of
individual structures and districts. These criteria complement those ofthe National
Register ofHistoric Places." (Lovell 1992:15)
Finally in 2010 the City adapted the Historic Preservation Ordinance that lay out the process for
defining and treatment ofhistoric properties. These criteria will be applied in this report.
1140 Iris Street, Sau Luis Obispo -4
RESULTS
Early Land Ownership History
Land that included the project parcel was outside of the town of San Luis Obispo until R.
A. Loomis, the Emery brothers andD. S. Gregory had the land surveyed in 1876 as "Map of
Loomis :S Addition to the City ofSan Luis Obispo" and filed with the city in the following year
Figure 1). Rockwell A. Loomis was a real estate agent and later a Judge who first arrived in
San Luis Obispo in the early 1870s. Durrell S. Gregory was a Superior Court Judge but did not
come to San Luis Obispo until 1882 after the map was filed. Rufus Edwin Osgood and Emery
H. Osgood were living in San Luis Obispo in 1875. Both were carpenters and later, in 1878 ,
Rufus was construction superintendent working for Hearst building the San Simeon Wharf and
by 1890 bad moved to San Diego. Emery remained in San Luis Obispo working as a carpenter
until he died here in 1910.
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Figure l: Loomis's Addition to the City of Sao Luis Obispo 1876
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1140 Iris Street, Sao Luis Obispo -5
Rockwell Loomis and Emery Osgood sold a large tract of land to George Chastain Cocke
in 1883 for $6250 (Deed Book R/132-134 ). The 129 plus acres consisted ofthe Loomis Tract
with the exception ofLots 13 & 14 in block 114, Lots 6 & 7 in block 171, all ofblock 189, Lot
11 of block 175 and an undivided one fourth ofLot 10 in block 175. Most of the parcels were
the small lots on either side of the seasonal drainage that runs between Leff and Islay Streets.
In 1887, The Ingleside Subdivision was added to San Luis Obispo at the same time as the
Central Addition by the Southern Pacific Railroad syndicate -" ... both city subdivisions were
developed by the company." (Nicholson 1993/101) The syndicate purchased $150,000 worth of
real estate that included land owned by Graves, Abbott, Hays, Goldtree, Andrews, Herrera,
Ingleside and adjoining properties in anticipation of the railroad route and location of the
Ramona Hotel in 1887. The Map of the I ngleside Homestead Tra ct (Map Book A/132) has the
land owner as Thomas Barrett (Figure 2). The project parcel on Iris with 150 feet frontage and
145 feet deep is specified as "Cocke 's Homestead Tract" (Figure 3). No other information
regarding that tract was found at either the County Assessor 's Office or in the Clerk/Recorder 's
records.
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Figure 2: Ingleside Homestead Tract 1887
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1140 Iris Street, San Luis Obispo -6
Figure 3: Block 183 with Cocke's Homestead
Tract Detail 1887
Cocke's Homestead Tract -Discussion
This researcher was not able to prove
conclusively when the house was built or who
built it. Nothing could be located in the
re cords that proved a farm was there before the
land was purchased by George Cocke. It is
possible that Rockwell Loomis lived the re
prior to Cocke, but in 1880 Loomis was living
on Osos Street and selling real estate. The
other name on the Loomis's Addition Deed was
E mery O sgood, a builder. One could assume
Emery built the house for Cocke or himself.
Emery was here in the 1870s and living on
Santa Rosa Street. At that time, before the
railroad ended Santa Rosa Street at the tracks,
the road ran along the southeast side of the
block that contains the house. The hous e is
depicted on c . 1890 photograph as a farmstead
surrounded by mature trees (Figure 4). Also,
curiously, the house may have been built before
On the same block, purchased before
the Southern Pacific came to San Luis Obispo
were properties owners; Carrie Smith Lots 1 &
2 in 1888, Emma T. South Lot 10 in 1887,
Meyer Noah Lots 3, 4 & 5 in 1888, and Mary
Hackett Lots 13 & 14 in 1887. In 1889, Lot 9
and parts of Lots 16, 17 & 18 that ran along
Ruth Street were purchased by Alex Tate.
Figure 4: Photograph c. 1890 Depicts Cocke's
Homestead in Center with Trees
the Loomis Addition carved up the area into lots and blocks because it is obvious that the house
sits on the lot at an unusual angle. Still, Cocke owned most of the Loomis Addition where he ran
a dairy. So the lots and blocks may not have been an issue.
1140 Iris Street, San Luis Obispo -7
George Chastain Cocke
George Cocke was born in Missouri c. 1844. With his parents and ten siblings, he was
farming in Las Tablas by 1868. In 1877 George married Mary Jane Isom in Morro Bay. Her
father, Hugh Isom, was well known in the community and farmed by Morro Creek. Hugh served
on the original board of the Agricultural Society and in 1873 was a founding board member for
the B ank of San Luis Obispo. The year George Cocke married he purchased 109 69/100 acres of
the Guadalupe Rancho for $2000 from Theo LeRoy. After moving to Oso F laco, Cocke served
the community in vari ous capacities including as school trustee. In 1883, he leased his Oso
Flaco dairy to William McGuire. The newspaper of the day noted that, "George has worked for
years making the best butter. He is tired and may sell out entirely ... " (The San Luis Obispo
Tribune Oct. 1883). It was the same year he purchased most of the Loomis Tract in San Luis
Obispo and moved into town. He farmed and had a dairy on the tract. The following year, he
purchased the property across the street from the project parcel from Harry Faulkner, Lots 1 & 2
in block 189 for $175 (Deed Book R/528). Those parcel s had been exempted from the original
Loomis Tract. In 1892 and 1893 , George was selling "fresh" cows and boarding his horses at the
Fashion Stable, owned by Mudd & Cocke. During his stay in the county, George acquired
considerable property in the town, as well as, inheriting through his wife, land owned by Isom.
The Cocke family lived on the project parcel until the mid 1890s when they moved to Los
Angeles and Cocke began running a dairy in their new location. He died in 1928.
Property Owners After Cocke
It was not learned who had the property after Cocke left town in the mid 1890s. In 1910,
John Edwin and Belle Tate Luttrell had purchased the parcel. Luttrell had left the United States
in 1898 and lived in the Philippines for ten years working as a manager for an American
Company. When he returned, John married Belle, an Irish immigrant, in Santa Barbara in 1909.
They moved to the Cocke Homestead. John worked as president for a mining operations. It
seems that the Luttrell's moved here to acquire the property adjacent to Alex Tate (Belle's father)
who had the parcel that ran between Iris and Church fronting Ruth Street that he purchased in
1887 (Deed Book 5/415).
In the early 1920s, Belle owned and lived on the property. She rented a portion ofthe
house to Samuel Peacock, his wife and baby daughter. Peacock was a railroad yardman.
The 1930 census lists everyone as a renter for the addresses of 1140 and 1144 Iris. The
property was then owned by Margaret S. Alexander (Figure 5). Margaret, with her husband,
David, a plumber, handled the rentals. They were still on the property in 1942. By then, the
property included lots 6, 7, 8, 15 and part oflots 16, 17 & 18. Cabins had been constructed for
more renters and 1144 Iris became a new address.
Lucius McMahan, his wife, four children and two in-laws rented at 1140 Iris. McMahan
was a fireman for the railroad. At the same address were Jack Tiejen, his wife and two sons.
1140 Iris Street, San Luis Obispo -8
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Figure 5: County Assessor's Map with Block 183 Property Owners c. 1920s
Tiejen was a carpenter. At 1144 Iris another railroad fireman, A. G. Reynolds, wife, daughter
and father-in law were renters.
In 1946, Margaret and David Alexander were still the owners. With them at 1140 Iris
were Mona, a clerk. At 1140 1/2 were Harold, a department store salesman and his wife Rose a
waitress. Renting at 1140 in 1950 were Violet Pando and at 1140 1/2 R. C. McKee.
The owner in 1967 was Gery Massie, a landlord who lived off site. Another off site
owner/landlord by 1972, was Tibor Kalman. Conditions had become bad and there were lots of
complaints filed with the city concerning rat infestations and trash accumulations. Later other
off-site owner/landlords were Charles and John French in 1977.
By the 1990s, the owner/occupant was Barbara Stanford who had various home business
permits on file at the city and rented parts of the property. It was during her ownership that the
Cocke Homestead Tract was placed on the Contributing Properties List of Historic Resources in
2007.
STRUCTURE filSTORY
A search ofthe documents did not uncover the exact date of construction nor the original
owner ofthe house. It sits on the lot at an angle that was prior to the 1876 Loomis Addition that
subdivided the land into lots and blocks. The 1876 Map did not provide any evidence that the
house was there at the time. The Sanborn Fire Insurance Maps did not provide coverage ofthe
1140 Iris Street, San Luis Obispo -9
area until 1926. The 1957 Sanborn Map shows the foot print unchanged from 1926. Today,
there are two additions to the house that are not depicted on the 1957 Sanborn Map. The 1926
Sanborn Map footprint only shows a small garage on the property (Figure 6). By 1957, there are
no stand alone rentals and the small garage is gone (Figure 7). At the back of lot 16 is a very
long garage. That structure is no longer there.
No building permits were found for the original structure. The Assessors Office property
information suggested the house was built in 1860 and had miscellaneous improvements of a
deck and porch in the 1975 assessment. Two other small structures noted by the Assessor remain
on the lot. Both records state a construction date of 1925. Here again, they are not depicted on
the 1957 Sanborn Map. Both cottages were small one bedroom and one bath rental units. Later
one cottage had a 416 sq ft addition. These s mall cottages are still on the property.
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Figure 6: 1926 Sanborn Map -Note position of the
Cocke Homestead on the Parcel.
IRIS (UPHAM) _-';11'_ -_ -@ -
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Figure 7: 1957 Sanborn Map witb tbe Long
Garage and No Rental Cottages Depicted
In 1927, a building permit(# 2675) was found for 1150 Iris Street for a four bungalow
court, four rooms at 20 ft by 28 ft deep. Permit states that they were built by W. D. Stamburgh
for Julius Heuer. Currently, there is a rental cottage in that location on the property which is in
front of the garage that was depicted on the 1957 Sanborn Map. Another small structure is at the
rear of the house. The adjacent parcel at the comer of Iris and Ruth Streets has the address of
1156. A 1934 permit (#3861 ) to raze the remains of burnt buildings at 1156 Iris was found. One
may assume that part or all of the four unit bungalow court were involved in the fire. The
addresses conflict in the record but the open space in the Sanborn Maps explain their location as
the house at the comer oflris and Ruth Streets was in existence prior to 1926 (Figure 7).
1140 Iris Street, San Luis Obispo -10
FIELD INVESTIGATION
Structure
The house was first
viewed when it had been raised
off the foundation. By the time
ofthe second viewing on March
7, it has been placed on a new
foundation a little higher than it
was originally, as noted in the
1984 photograph (Figure 8).
Much of the interior had been removed
Figure 8: View Facing Kitchen with Addition on the Right
and was down to the studs and/or lath and plaster. Although, the Assessor's records (1975) state
the addition of a deck and porch, what is seen is an addition off the kitchen and an enclosed
addition on the southwest side.
The back of the house has the most interesting original elements remaining. When the
house is viewed from Iris Street, it appears to represent "a two story vernacular farmhouse" as
noted in the first city survey conducted in 1984 (Figure 9). At that date, after a long history of
renters, the survey noted that the "structure was poorly cared for." When viewed from the back
of the farmhouse, between the two additions, one can begin to see elements of an Italianate style
that was applied to the farmhouse when it faced Santa Rosa Street (Figure 10).
Figure 9: 1984 View From Iris Street
1140 Iris Street, San Luis Obispo -11
Figure 10: Rear View of House with the Original Two-Story Portion Between the
One-Story Additions
Cocke Homestead Italianate Elements
The Cocke Homestead was constructed prior to the
coming of the Southern Pacific Railroad to San Luis Obispo.
The railroad right-of-way was not determined until 1890
Nicholson 1993). Thus, the north face of the homestead
would have faced the town. Historic photographs show the
barn and other outbuildings upslope across Iris Street at what
was originally the rear of the farmhouse. The original entry
was probably on the west side from Santa Rosa Street. The
farmhouse is unusual because of the Italianate bay window on
the north side. The long and narrow windows continue that
design element. The upstairs two over two sash windows sit
on a lip sill and are capped with a molded window head. The
roof is finished at the eaves with a boxed cornice and frieze.
Traces of the original exterior entry trim are exposed within
Figure 11: Remaining Original
Exterior Door Detail
the current footprint (Figure 11 ). The earliest homes in San Luis Obispo ofthe 1870s and 1880s
often featured Italianate Architecture. That architectural style predated the Queen Anne style
popular from 1883 to 1890 (Prentice & Prentice n.d.). It was also not uncommon for residences
of the period to place the more elaborate features facing the front and used common framing on
the sides and rear ofthe house, but it was unusual for a farmhouse to have those features.
1140 Iris Street, San Luis Obispo -12
Exterior -Original
Built with square nails, the original portion of the house is sheathed in 8 1/2 inch
redwood shiplap. The "T" footprint has a high gable roof covered with asphalt shingles and
louvered vents under the gable ends. The two-story portion runs southwest to northeast with
one-story later additions at each end. A large one story room runs southeast from the two-story
portion forming the "T".
Figure 12: View from the Kitchen
Addition Depicts Shadow Line Slant
from Original Porch Above Doorway
Interior
Exterior -A dditions
The exterior is for the most part s heathed in 7 inch
flush boards. The addition off the kitchen appears to have
reused some the original boards. Shadow lines in the
interior clearly show the location ofthe original porches
and entry as illustrated on the Sanborn Fire Insurance
Maps. At the back ofthe kitchen a shadow line shows the
trajectory of the original shed roof over the open porch
Figure 12). The porch ended flush with the original
exterior wall allowing the three bay window to be more
prominently featured. On the original exterior wall on the
southwest side the shadow line for a shed roofed porch is
still visible on the interior of the addition. Another porch
shadow line is visible on the south side ofthe kitchen.
Most of the interior was down to studs or lath and
p laster except in the dining room. Remnants of wall paper
hung from the dining room walls and ceiling down to the
wainscoting. The dining room window with the three sided
bay overlooked the back of the property (Figure 13). A
pocket door was still in place that led to a parlor with a
large window between it and the addition on the northwest
side. There was a window there originally when it was an
exterior wall but it may have had a different configuration
Figure 14). The window overlooking the back yard from
the parlor, ifnot original, certainly appears to be very Figure 13: Dining Room Interior
early. Three adjoining fixed pane windows have three
transom lights at the top. The center transom opens from the top inward.
1140 Iris Street, San Luis Obispo -13
Figure 14: Original Exterior Wall
to Porch Before Addition
For the most part the remaining flooring still in
place are 5 3/8 inch boards. Ceiling joists are a full 2 by 12
inch redwood. Two bedrooms and a bathroom are on the
second floor. A toilet used to occupy the stair well. A
portion of the original entryway molding trim remains in
place. The door, now an interior feature, was capped with a
shelf above a wide lintel. Much of the rest ofthe interior has
been reduced to framing.
Although much of the house has been allowed to
deteriorate, with design elements changing with the
additions, there is enough left to understand its original
layout and rooms. The primary entrance was on the south
comer and opening onto a hall and "Gentleman's Parlor" to
the right. The dining room was on the left with the "Ladies
Parlor" through the dining room pocket doors with the
kitchen at the end of the hall. Stairs in the hallway led up
to two bedrooms and the bathroom (Figure 15).
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Figure 15: Historic Floor Plan Based on Report Research
1140 Iris Street, San Luis Obispo -14
Setting
There is a cottage with an addition that is primarily clapboard construction with garages
facing the house on the east side of the parcel (Figure 16). In the rear of the parcel is another
clapboard cottage (Figure 17). It is also fabricated from various materials. The cottage has a
scalloped white trim on the edge of the roof Neither cottage is part of the Period of
Significance.
Figure 16: Cottage with Garages Figure 17: Cottage Behind the House
Gravels had been placed on part of the extensive grounds
during the foundation replacement. Along the street frontage are
two large palms and a pepper tree in front of the old house. At
the back of the west side of the parcel is a large oak tree. Inside
the small fenced section for the water tower at the back comer is
another large palm and pepper tree. A large eucalyptus tree
grows in the back of the parcel and behind it is untended wild
brush and smaller offshoots of the eucalyptus down to the
seasonal creek that borders the parcel.
The old neighborhood, once forgotten, has come to be
recognized unofficially as the East Railroad District. Once an
early part of the development of the City of San Luis Obispo, it
is currently undergoing change. Houses have had additions or
rental units in the rear of their lots. Apartment complexes have Figure lS: Southern Pacific Water
spread on the larger parcels. During this relatively recent Tower Behind Cocke Homestead
change more attention has been paid to the older residences.
Besides the project house, others on Iris Street are on the
Contributing List of Historic Resources for the City. They are located at 1136, 1139 and 1204
Iris Street. The Cocke Homestead is dominated and crowned by the restored Southern Pacific
Water Tower which is on the City's Master List of Historic Resources (Figure 18).
1140 Iris Street, San Luis Obispo -15
PERIOD OF SIGNIFICANCE -1883 to Mid-1890s
The house is the earliest remaining wooden structure to be found in that part of San Luis
Obispo prior to the coming ofthe railroad in 1894. It is depicted on the c.1891 photograph
Figure 4). While it is possible that it was constructed prior to the Loomis Addition in 1876,
because the position ofthe house does not conform to the lots boundaries laid out on the
addition, we know that from 1883 until the mid 1890s it was the home of George Chastain
Cocke. George owned most ofTerrace Hill down to the Murray and Church Addition near the
intersection of Upham and Chorro Streets. He farmed the parcel, had a dairy, kept horses , and
did business in San Luis Obispo while raising a family with his wife, the former Mary Isom.
Because of the notation of the current parcel as "Cocke's Homestead Tract" on the 1887
Ingleside Homestead Tract, this report is referring to the house as, Cocke's Homestead and
Cocke's occupation as the Period of Significance.
Character Defining Elements
Many changes have taken place on the property and house primarily during its use as
various rentals. The following are some ofthe remaining design elements that appear to be a part
ofthe original house.
Three sided bay window and wainscoting in the dining room.
Former exterior entry detail fragment.
Flooring throughout the original footprint.
Pocket door and hardware.
Gable roof with plain boxed cornice, frieze and louver vents under the gable ends.
The transomed parlor window on the north side.
Exterior setting -Large oak and palm trees.
Because ofthe variety of fenestration , the windows are a difficult issue. Those that do
deserve special consideration and treatment are prioritized below.
The second story windows with the molded window heads and lip sills intact are original.
The same treatment was originally on the south wall and can be seen in the 1984
photograph featured on the cover ofthis report. Replacing the shelf cornice feature on
them by using using the remaining windows on the north side as the examples would
more accurately portray their design.
1140 Iris Street, San Luis Obispo -16
All the long narrow windows with the two over two sash or one over one sash in the
original portion of the house should be repaired and restored where necessary. Two long
windows in the kitchen addition appear to be once original windows from another
location and can be reused in the proposed new addition on the west side ofthe house.
SIGNIFICANCE DETERMINATION
City of San Luis Obispo Guidelines
Architectural Criteria -The Architectural Criteria are based on an evaluation of a style and form
oftbe building. This includes "relative purity" of a traditional style, and "rarity," "traditional,
vernacular and/or eclectic influences representing a social group or period, and the integrity of
the structure. The criteria also includes the "aesthetic appeal" and "overall attractiveness" as
well as, "an expression of interesting details and eclecticism" even ifthe workmanship is not
superior. Age in the context of the history of San Luis Obispo is also a consideration. Included
in this section is an evaluation ofthe architect ifknown.
Although this property has had additions and deterioration over its long history,
its "Age in the context of history of San Luis Obispo" needs to be a special
consideration because of its rarity. At one time it was the only farmhouse at that
end of town as depicted in a c.1890 photograph. With the exception ofthree
adobes and the old General Hospital site, it appears to be the only remaining
structure of that period. No records exist as to its builder but it may have been
Emery Osgood. The Cocke Homestead still retains a few of its original
embellishments.
Historic Criteria -This criteria covers people, events, and historic context.
While living on the homestead, Cocke was an important part of the growth and
development of San Luis Obispo. He was a major property owner, dairyman and
businessman throughout the central coast while serving the community. Because
the Cocke family left when the Southern Pacific arrived, life in San Luis Obispo
began to change dramatically and his legacy has been forgotten.
Integrity -Authenticity of an historical resource as evidenced by the characteristics that existed
during the resource's period of significance.
The house occupies its original site and its form reflects the period of its
significance as a family home from 1883 to during the 1880s and 1900s.
Although architectural details and embellishments have deteriorated and been
removed during its long history, its placement on the lot is a reminder of life prior
to the coming ofthe Southern Pacific Railroad when the house was approached
along Santa Rosa Street from San Luis Obispo.
1140 Iris Street, San Luis Obispo -17
California Public Resources Code
Criteria for determining the significance of a resource under the California Public Resources
Code, Section 5024.1 Title 14 CCR Section 4852 have been applied to the property at 1140 Iris
Street. They include the following:
1. Is associated with events that have made a significant contribution to the broad patterns of
California's history and cultural heritage.
Before the railroad came to San Luis Obispo in 1894, farming, ranching and dairy
operations were the key industries in San Luis Obispo County. The farmhouse sustained
all three operations.
2. Is associated with the lives ofpersons important to our past.
George Chastain Cocke, acq_uired considerable property throughout the county and served
the community. He was a businessman in San Luis Obispo, community farmer,
dairyman, and rancher during a period of rising optimism prior to the arrival ofthe
Southern Pacific Railroad.
3. Embodies the distinctive characteristics of a type, period, region or method of construction, or
represents the work of an important creative individual, or possesses high artistic value.
The Cocke Homestead exhibits Italianate elements that are rarely seen on farmhouses
from this period.
PRESERVATION GUIDELINES
It is important to sustain the existing form ofthe Cocke Homestead and preserve any
remaining original materials and decorative elements. Deterioration has been severe and
replacement materials particularly on the exterior framing should match the original wherever
possible. The same is true for the original windows. The character defining elements listed
previously should receive particular attention and should be repaired where needed. New
construction should reflect the Period of Significance (1883 to mid-1890s) wherever possible.
The two additions probably date after 1956 and are not a part of the preservation process.
New additions shall not destroy historical materials except in the event that deterioration
is too severe to reuse. When the original feature is missing, such as the porches, and there is no
documentation to refer to, a new design may be used that is compatible with the size, scale and
material of the original portion of the house.
1140 Iris Street, San Luis Obispo -18
CONCLUSION/RECOMMENDATIONS
Rehabilitation of the Cocke Homestead when following the Guidelines in the previous
section will keep the character of the original house, allowing it to reflect its Period of
Significance and save what remains of the house. Removing the two additions and replacing
them with new additions that preserve the buildings historic character, form and features will
enhance and help to preserve the fragile structure.
As one of the earliest remaining structures in San Luis Obispo, it is found to be
significant because of its rarity, and at the local level, a person important in local history under
the City of San Luis Obispo Guidelines. The Cocke Homestead has been recorded as P
40-041330, and the Department ofParks and Recreation records along with this report have been
submitted to the Central Coast Information Center at UCSB, the acting clearing house for the
California Office ofHistoric Preservation and the State Preservation Officer for San Luis Obispo
and Santa Barbara Counties.
ADDENDUM
The black and white photographs ofthe house used in this report are from
the City of San Luis Obispo Community Development files. They were taken in
1984 by Priscilla Graham during the frrst historic resource survey that was
undertaken by the city.
My thanks and appreciation go to those who will undertake the restoration
of this very rare historic resource at a critical time in its life.
1140 Iris Street, San Luis Obispo -19
REFERENCES CITED
Bibliography
Bertrando, Betsy
2009 National Register of Historic Places -William Shipsey House. Registration Form and
Documentation provided for Matt Quaglino, San Luis Obispo, CA.
Carotenuti, Joseph A.
2006 San Luis Obispo 1850-1876. Produced by Joseph A. Carotenuti, San Luis Obispo, CA.
City of San Luis Obispo
2007 Historic Preservation Guidelines. Community Development Department.
2010 Historic Preservation Ordinance. Community Development Department.
Engelhardt, Fr. Zephyrin
1933 Mission San Luis Obispo in the Valley ofthe Bears. Mission Santa Barbara, CA.
Kocher, Paul H.
1972 Mission San Luis Obispo de Tolosa 1772-1972. Blake Printing & Publishing, Inc., San
Luis Obispo, CA.
Lovell, Margaret
1992 Historical Resources Survey II Completion Report. Prepared for the City of San Luis
Obispo, CA.
Nicholson, Loren
1993 Rails Across the Ranchos. California Heritage Publishing Associates, San Luis Obispo
Prentice, Helaine Kaplan and Blair
n.d. Rehab Right. City of Oakland P lanning Department
B uilding Permits
1927 Building Permits #2675 for a four bungalow court -1150 Iris
1934 Permit#3861 to raze burned structures -1156 Iris
Deeds
1883 Book R/132-134 Loomis and Osgood to Cocke
1884 Book R/528 Faulkner to Cocke
1887 Book 5/415 Alex Tate Purchase
1140 Iris Street, San Luis Obispo -20
Maps
1876 Map ofthe Loomis 's Addition to the City of San Luis Obispo
1887 Map of the Ingleside Homestead Tract
1887 Map ofthe Buena Vista Addition to the City of San Luis Obispo for E. Goodall
c.1887 P lat Map of Block 183 Owners
c. 1925 P lat Map ofBlock 183 Owners
1926 Sanborn Fire Insurance Map
1957 Sanborn Fire Insurance Map
Newspapers
1883 the San Luis Obispo Tribune
APPENDIX A: Project and Location
APPENDIX B : DPR FORMS
1140 Iris Street, San Luis Obispo -21
APPENDIX A: PROJECT AND LOCATION
ORIGINAL STRUCT\JRE DURJNG
THE PERIOD OF SIGNIFICANCe
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APPENDIX B: DPR FORMS
Resource Records removed by CCIC Staff