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Department of
SOCIAL SERVICES

Community Care Licensing


FACILITY EVALUATION REPORT

Facility Number: 197495312
Report Date: 10/14/2025
Date Signed: 10/16/2025 10:24:11 AM

Document Has Been Signed on 10/16/2025 10:24 AM - It Cannot Be Edited

STATE OF CALIFORNIA - HEALTH AND HUMAN SERVICES AGENCY

FACILITY EVALUATION REPORT		CALIFORNIA DEPARTMENT OF SOCIAL SERVICES
COMMUNITY CARE LICENSING DIVISION
EL SEGUNDO CC RO, 300 CONTINENTAL BLVD. STE 290A
EL SEGUNDO, CA 90245
FACILITY NAME:PIPER PRESCHOOL AT TRINITY LUTHERANFACILITY NUMBER:
197495312
ADMINISTRATOR/
DIRECTOR:		TINA AVILAFACILITY TYPE:
850
ADDRESS:1340 11TH STREETTELEPHONE:
(424) 361-7322
CITY:MANHATTAN BEACHSTATE: CAZIP CODE:
90266
CAPACITY: 160TOTAL ENROLLED CHILDREN: 160CENSUS: 78DATE:
10/14/2025
TYPE OF VISIT:Case Management - OtherANNOUNCEDTIME VISIT/
INSPECTION BEGAN:
09:05 AM
MET WITH:Director Nyah Dorgan and Assistant Director Kim Soria. TIME VISIT/
INSPECTION COMPLETED:
02:33 PM
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On 10/14/2025, Licensing Program Analysts (LPA) Judy Laureano and Cristina Castellanos made an announced visit for the purpose of conducting a case management inspection. LPAs were greeted by facility director Nyah Dorgan and Assistant Director Kim Soria who provided a tour of the facility according to the facility sketch provided.

LPAs observed 78 children and 16 staff members providing care and supervision.

The facility is requesting to decrease their preschool capacity to 108 preschool children ages: 2 years old to entry into First Grade and increasing their Toddler component to 52 Toddler age children ages 18 months to 36 months.

LPAs toured the on-limits areas and classrooms located at the facility to ensure that no major changes have been made that would impact capacity. The facility has a total of 1 Toddler classroom, C1, and will be adding classroom C4 and C5.

There is an approved fire clearance on file conducted on 7/29/25 by Inspector Miguel Gutierrez of the Manhattan City Fire Department.

INDOOR ACTIVITY SPACE
Fire extinguishers were observed. Smoke detector and carbon monoxide were observed in space. Facility was observed with a centralized sprinkler system.

The required postings were posted in a prominent area for parents and visitors’ view. Age-appropriate furniture and equipment was observed in good repair. LPAs observed age-appropriate toys and furniture. Each classroom was observed with a sink and water outlet/fountain.

NAME OF LICENSING PROGRAM MANAGER: Loyce Phillips
NAME OF LICENSING PROGRAM ANALYST: Judy Laureano
LICENSING PROGRAM ANALYST SIGNATURE: DATE: 10/14/2025
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE: DATE: 10/14/2025
This report must be available at Child Care and Group Home facilities for public review for 3 years.

LIC809 (FAS) - (06/04)
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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
EL SEGUNDO CC RO, 300 CONTINENTAL BLVD. STE 290A
EL SEGUNDO, CA 90245
FACILITY NAME: PIPER PRESCHOOL AT TRINITY LUTHERAN
FACILITY NUMBER: 197495312
VISIT DATE: 10/14/2025
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The facility has central heating and cooling. Windows were in good repair free of chipping paint, dirt, insects, or debris. Adequate lighting was observed. The classrooms were clean in good repair.

Trash cans used for solid waste were observed with tight fitting lids. No Fireplaces or open face heaters were observed in the space. Storage for disinfectants and cleaning solutions and other toxins or poisons were made inaccessible to children in care.

Preschool rooms are C2, C3, C6, C7, C8 C9. Per director, C9 is not being used, no children were present in the space. Toddler rooms are C1, C4 and C5.

LPAs observed and inspected two toddler classrooms that facility is requesting to use, C4 and C5.

Total indoor space, as of 10/14/2025:
Room C4 = 578.3236 square feet divide by 35 square feet equals 16 children
Room C5= 413.039 square feet divide by 35 square feet equals 11 children

Restrooms:
The restrooms were clean and sanitized with the necessary toiletries, sinks and toilets were operable and in good repair. Faucets delivered cold water. Toddler age children will have access to 1 toilet and one potty chair and 3 children’s sinks.

Outdoor Activity Space:
The outdoor spaces are divided into two area:
Toddler Yard 1 measures: 737.45 square feet divided by 75 square feet for a total of 9 children.

Toddler Yard 2 measures: 483.41 divided by 75 sq. ft. per child for capacity total of 6 children.

LPAs observed and inspected the outdoor play areas. Shaded rest area for the children was observed. LPAs observed the outdoor areas to be free of hazards including, but not limited to, holes, broken glass and other debris, and dry grasses that pose a fire hazard.

No bodies of water were observed at facility. There shall be at least 75 square feet per child of outdoor activity space based on the total licensed capacity. Outdoor waiver will be needed.

NAME OF LICENSING PROGRAM MANAGER: Loyce Phillips
NAME OF LICENSING PROGRAM ANALYST: Judy Laureano
LICENSING PROGRAM ANALYST SIGNATURE:

DATE: 10/14/2025
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 10/14/2025
LIC809 (FAS) - (06/04)
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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
EL SEGUNDO CC RO, 300 CONTINENTAL BLVD. STE 290A
EL SEGUNDO, CA 90245
FACILITY NAME: PIPER PRESCHOOL AT TRINITY LUTHERAN
FACILITY NUMBER: 197495312
VISIT DATE: 10/14/2025
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Based upon today’s inspection, the facility shall be recommended for the requested capacity of 47 toddler age children (18 months to 36 months) and 108 preschool children.

The following corrections are requested:

1. Updated LIC 200A
3. Materials and equipment added to the front area of C5
4. Updated Outdoor waiver request for Toddlers with updated schedule reflecting the use of both yards.

The determination of this application request will be reviewed with Licensing Program Manager for final resolution. An exit interview was conducted, copy of this report was discussed and provided to Director Nyah Dorgan and Assistant Director Kim Soria.

NAME OF LICENSING PROGRAM MANAGER: Loyce Phillips
NAME OF LICENSING PROGRAM ANALYST: Judy Laureano
LICENSING PROGRAM ANALYST SIGNATURE:

DATE: 10/14/2025
I acknowledge receipt of this form and understand my licensing appeal rights as explained and received.
FACILITY REPRESENTATIVE SIGNATURE:

DATE: 10/14/2025
LIC809 (FAS) - (06/04)
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