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Department of
SOCIAL SERVICES

Community Care Licensing


FACILITY EVALUATION REPORT

Facility Number: 374603643
Report Date: 01/29/2026
Date Signed: 01/29/2026 12:39:23 PM

Document Has Been Signed on 01/29/2026 12:39 PM - It Cannot Be Edited

STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

FACILITY EVALUATION REPORT		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
SAN DIEGO RO, 7575 METROPOLITAN DR. #109
SAN DIEGO, CA 92108
FACILITY NAME:PASEA, THEFACILITY NUMBER:
374603643
ADMINISTRATOR/
DIRECTOR:		STRATMAN, KIMFACILITY TYPE:
740
ADDRESS:1420 E PALOMAR STREETTELEPHONE:
(619) 591-0600
CITY:CHULA VISTASTATE: CAZIP CODE:
91913
CAPACITY: 300CENSUS: 120DATE:
01/29/2026
TYPE OF VISIT:OfficeANNOUNCEDTIME VISIT/
INSPECTION BEGAN:
09:30 AM
MET WITH:LaTressa DowningTIME VISIT/
INSPECTION COMPLETED:
12:40 PM
NARRATIVE
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On 1/29/2026, Regional Manager (RM) Jerry Romero, Licensing Program Manager’s (LPM) Robyn Clark, Simon Jacob, and Licensing Program Analyst (LPA) Jose De La Cruz conducted an Office Meeting with representatives of the Licensee. Present were St. Paul’s representative LaTressa Downing, Pasea Executive Director Kim Stratmen, as well as Integral Senior Living Management LLC Regional Vice President Mark Maclaine. RM explained the purpose of the meeting, which was to clarify the current status of the license and pending transfer of the facility.

Records were provided by Downing which included a notice to facility residents dated 3/31/2025 indicating that the facility had entered into a sale agreement with IRA Capital to become the new owners effective 5/1/2025. A copy of the Asset Purchase Agreement between St. Paul’s Episcopal Home, INC. (Seller) and IRA Capital Partners, LLC (Purchaser) dated 12/24/24 was also provided, along with the Fourth Amendment to the Asset Purchase Agreement dated 12/27/2025. A review of the records indicated an attachment for a draft Interim Lease Agreement, as well as an Interim Management Agreement between the seller and purchaser. Interviews with facility representatives present confirmed that the facility assets and property had been transferred to the buyer, and records were pending to support that the licensee maintained the legal right to possession and operational control while the buyer's Change Of Ownership applicati was pending.

Per Health and Safety Code §1569.15, the Licensee is required to provide the department evidence of the right of possession of the facility, and, any change in the information shall be provided to the department within 30 calendar days of that change. As such, deficiencies were cited [see attached LIC 9099(d)].

[cont. on attached LIC 809]

NAME OF LICENSING PROGRAM MANAGER: Jerry Romero
NAME OF LICENSING PROGRAM ANALYST: Robyn Clark
LICENSING PROGRAM ANALYST SIGNATURE: DATE: 01/29/2026
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE: DATE: 01/29/2026
This report must be available at Child Care and Group Home facilities for public review for 3 years.

LIC809 (FAS) - (06/04)
Page: 1 of 4
California Health & Human Services Agency
California Department of Social Services

FACILITY EVALUATION REPORT California law requires a public report of each licensing visit/inspection. This report is a record for the facility and the licensing agency. This report is available for public review; therefore, care is taken not to disclose personal or confidential information. Inquiries concerning the location, maintenance, and contents of these reports may be directed to the Licensing Program Analyst or Regional Office whose address and telephone number are listed on the front of this form.

DEFICIENCIES A deficiency is an instance of noncompliance with licensing requirements, including applicable statutes, regulations, interim licensing standards, operating standards, and written directives. Applicants/ licensees must be notified in writing of all licensing deficiencies. Deficiencies are listed on the left side of this form, and the applicable licensing requirement upon which the deficiency is identified. There are two types of deficiencies:
  • Type A deficiencies are violations of licensing requirements that, if not corrected, have a direct and immediate risk to the health, safety, or personal rights of persons in care.
  • Type B deficiencies are violations of licensing requirements that, without correction, could become a risk to the health, safety, or personal rights of persons in care, a recordkeeping violation that could impact the care of said persons and/or protection of their resources, or a violation that could impact those services required to meet the needs of persons in care.

PLANS OF CORRECTION (POCs) The licensing agency is required to establish a reasonable length of time to correct a deficiency. In order to set the time, the licensing agency must take into consideration the seriousness of the violation, the number of persons in care involved, and the availability of equipment and personnel necessary to correct the violation. Applicants/licensees are requested to provide a specific plan for each violation on the right side of the form across from each deficiency. The more specific the plan, the less chance exists for any misunderstanding in setting time limits and reviewing corrections. The applicant/licensee who encounters problems beyond their control in completing the corrections within the specified time frame may request and may be granted an extension of the correction due date by the licensing agency.

CORRECTION NOTIFICATION The applicant/licensee is responsible for completing all corrections and promptly notifying the licensing agency of corrections. Applicants/licensees are advised to keep a dated copy of any correspondence sent to the licensing agency concerning corrections, or if corrections are telephoned to the licensing agency, the date, person contacted, and information given.

CIVIL PENALTIES The licensing agency is required by law to issue a Penalty Notice, when applicable, to all facilities holding a license issued by the licensing agency, or subject to licensure, except Certified Family Homes, Resource Families, and Foster Family Homes, or any governmental entity.

PENALTY NOTICE GIVEN The statement concerning civil penalties serves as a penalty notice on this Licensing Report and failure to correct cited licensing deficiencies will result in civil penalties. Applicants/ licensees are required to pay civil penalties when administrative appeals have been exhausted and in accordance with any payment arrangements made with the licensing agency.

APPEAL RIGHTS The applicant/licensee has a right without prejudice to discuss any disagreement in this report with the licensing agency concerning the proper application of licensing requirements. The applicant/ licensee may request a formal review by the licensing agency to amend or dismiss the notice of deficiency and/ or civil penalty. Requests for review shall be made in writing within 15 business days of receipt of a deficiency notification or civil penalty assessment. Licensing deficiencies may be appealed pursuant to the procedures in the LIC 9058 Applicant/Licensee Rights.

AGENCY REVIEW The licensing agency review of an appeal may be conducted based upon information provided in writing by the applicant/licensee. The applicant/licensee may request an office meeting to provide additional information. The applicant/licensee will be notified in writing of the results of the agency review within 60 business days of the date when all necessary information has been provided to the licensing agency.

EMAIL REQUIREMENT Adult Community Care Facilities, Residential Care Facilities for the Chronically Ill, and Residential Care Facilities for the Elderly are required to provide and maintain an active email address of record with the licensing agency.

LIC809 (FAS) - (09/23)
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STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

FACILITY EVALUATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
SAN DIEGO RO, 7575 METROPOLITAN DR. #109
SAN DIEGO, CA 92108
FACILITY NAME: PASEA, THE
FACILITY NUMBER: 374603643
VISIT DATE: 01/29/2026
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[cont]

During the office meeting, consultation was provided regarding the Change of Ownership application, as well as California Code of Regulations (CCR) 87109 Transferability of License, 87112 Conditions for Forfeiture of a License. CCR 87224 Eviction Procedures, CCR 87468.2 Additional Personal Rights of Residents, 87464 Basic Services, and SSI/SSP Payment Standards.

Exit Interview Conducted, report and attachments provided and appeal rights discussed with Downing, whose signature below confirms receipt.

NAME OF LICENSING PROGRAM MANAGER: Jerry Romero
NAME OF LICENSING PROGRAM ANALYST: Robyn Clark
LICENSING PROGRAM ANALYST SIGNATURE:

DATE: 01/29/2026
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 01/29/2026
LIC809 (FAS) - (06/04)
Page: 3 of 4
Document Has Been Signed on 01/29/2026 12:39 PM - It Cannot Be Edited


Created By: Robyn Clark On 01/29/2026 at 12:13 PM
Link to Parent Document Below:
STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

FACILITY EVALUATION REPORT (Cont)		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
, 7575 METROPOLITAN DR. #109
SAN DIEGO, CA 92108

FACILITY NAME: PASEA, THE
FACILITY NUMBER: 374603643

DEFICIENCY INFORMATION FOR THIS PAGE:
VISIT DATE: 01/29/2026
Deficiency Type
POC Due Date /
Section Number
DEFICIENCIES
PLAN OF CORRECTIONS(POCs)
Type A
01/30/2026
Section Cited
HSC
1569.15(d)

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1569.15 License application; information required; change of information; penalties (d) The information required by this section shall be provided to the department... and any change... shall be provided to the department within 30... days... This requirement was not met as evidenced by:
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The licensee agreed to provide a copy of the current control of property and interim management agreement to the Department by the POC due date.
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Based on interview and record review, the licensee transfered the facility property and did not furnish updated control of property within 30 days of that change. This posed an immediate health, safety and personal rights risk to 120 of 120 Residents in care (R1-R120).
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Failure to correct the cited deficiency(ies), on or before the Plan of Correction (POC) due date, may result in a civil penalty assessment.
Jerry Romero
NAME OF LICENSING PROGRAM MANAGER:
Robyn Clark
NAME OF LICENSING PROGRAM ANALYST:
LICENSING PROGRAM ANALYST SIGNATURE:
DATE: 01/29/2026
I acknowledge receipt of this form and understand my appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:
DATE: 01/29/2026


LIC809 (FAS) - (06/04)
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