The Brief

Even in L.A.’s famously overheated real estate market, the profit — and quick turnaround — on a senior housing complex in the Cheviot Hills neighborhood seemed extraordinary.

The man at the center of the deal, since identified by federal prosecutors as Brentwood landlord and developer Steven Taylor, bought the property on Shelby Drive in 2023 for $11.2 million, purchase records show.

He wasn’t planning to hold on to the complex for long. At the time of his purchase, a company owned by Taylor already was in escrow to sell the complex to Weingart Center, a major homeless housing provider, for more than double what he paid, according to a purchase agreement obtained through a public records request.

The $27.3 million to pay for that acquisition came from taxpayer grant funds authorized by city and state officials, according to grant documentation. L.A. Mayor Karen Bass and Gov. Gavin Newsom touted the purchase as a key tool in the fight against homelessness.

The deal called for Taylor’s involvement to be kept secret, according to a confidentiality clause included in the purchase contract obtained through a public records request.

That changed last month, when federal authorities announced criminal charges against Taylor. He’s accused of submitting fraudulent documents to borrow money from private lenders when he bought this and other properties.

At a news conference, the region’s top federal prosecutor, Bill Essayli, said the investigation is ongoing.

Taylor was arrested in August, when the case was under seal, and pleaded not guilty, court records show. It’s the first of the two known criminal cases brought so far by the federal task force Essayli assembled in April to investigate fraud and corruption around the use of billions of dollars earmarked to combat homelessness in Southern California.

Essayli announced the task force after a court-ordered review and a federal audit found city and state officials have failed to properly track homeless funds and protect against fraud.

Taylor and his attorney, Michael Freedman, have not responded to LAist’s phone messages for comment.

LAist’s review of the Cheviot Hills property deal found the purchase stands out not just for its high price tag but for the complexity and secrecy surrounding it.

The records reviewed by LAist show:

• A purchase agreement shows Taylor was in escrow to buy the property when city and state officials agreed to use taxpayer funds to buy it from him for $27 million.
• Weingart Center’s application for state funding included an appraisal report containing inaccurate information about who owned the property and did not mention the pending sale.
• L.A. Mayor Karen Bass’ office had a “big role” in the city’s process that recommended this property and two others for the government grants, according to an email from a top executive at the city housing department. 
• A Weingart Center leader said the property, now known as Weingart Shelby, isn’t expected to open until next year, despite the grant originally requiring it to be fully occupied by February 2025.

Bass’ office did not answer questions regarding the purchase. In a statement to LAist, the mayor’s office said the Shelby site “remains an important property providing interim housing in an area of the city that has extremely limited interim housing supply” and that the city is cooperating with the ongoing federal investigation.

Weingart Center’s longtime president and CEO, Kevin Murray, whose signature is on the purchase deal, has not responded to LAist’s requests for comment. He previously told the L.A. Times he had “no prior relationship with the seller and no continuing relationship” and that taxpayers paid fair market price.

Murray and Weingart Center’s chief of real estate development, Ben Rosen, have been placed on leave, according to news reports last month. Rosen also has not responded to LAist’s requests for comment.

The nonprofit’s board has elevated Chief Operating Officer Tonja Boykin to lead Weingart Center and has commissioned an outside investigation, a spokesperson for the nonprofit told LAist.

“In light of recent reporting raising questions concerning the valuation of certain homeless housing projects, we have retained an outside law firm to conduct an internal review of related subjects,” said the statement from spokesperson Stefan Friedman.

This summer, city leaders in Torrance publicly raised concerns that the group was massively overpaying for a hotel property under another round of state homelessness grants.

An LAist review also found Weingart Center has received more than $100 million from taxpayers despite failing to comply with audit requirements since 2022. The latest available audit, of the fiscal year ending April 2023, concluded the organization had multiple failures in tracking taxpayer money it was handling.

(Click here to read another LAist article, also published today, about financial concerns around other Weingart Center activities.)

Weingart Center’s spokesperson said the group remains committed to addressing homelessness, including serving almost 2,000 people daily through interim and permanent supportive housing sites across L.A.

Bass’ office had a ‘big role’ in selection process, per city email

In spring 2023, the city of L.A. was on a third round of state Homekey grants — a program launched by California in 2020 as a way to quickly expand the homeless housing supply, initially by buying motels and hotels and renovating them.

Weingart Center was one of about two dozen groups that submitted 31 proposals to the city in March 2023, according to city records.

Under Homekey, cities and counties can partner with nonprofit or for-profit developers to apply for the grants. If chosen, the non-government partner buys the property with the grant money, and the partnering city or county chips in a sizable amount of money too.

Weingart Center initially proposed an existing hotel property in Harbor Gateway, along the 110 Freeway, in their grant application.

Then, in a May email to city officials, Bass' director of affordable housing production said they’d “identified a new potential site for Weingart,” listing the Shelby Drive address. Weingart changed the proposal to the Shelby site in West L.A. in May 2023, records show.

“The mayor's office did play a big role in the selection process,” states an email from Eric Claros, director of housing at the city’s housing department, which LAist obtained as part of an open records request.

Claros and a spokesperson for the housing department declined to speak to LAist about the selection process.

In late May 2023, Bass’ office informed the office of Katy Yaroslavsky — the city councilmember who represents Cheviot Hills — “that they planned to include the Shelby property in the city's application for Project Homekey 3.0 funding,” according to Yaroslavsky’s office.

A few days later, on June 9, 2023, the city’s housing department officially recommended that the City Council approve the Shelby property as one of three projects to receive city funding and to jointly apply for Homekey grants.

Taylor signs deal to buy the property

On June 16, 2023, less than a week after city staff publicly recommended the Shelby project for state funding, Taylor went into escrow to buy the property from Bridge, according to a copy of that purchase agreement the city disclosed to LAist. The price negotiated at that point is redacted in the copy the city disclosed.

Taylor signed the deal to buy the property on behalf of an LLC he later said he was the sole owner of, according to an email disclosed by the city.

Twelve days later, the City Council took the housing department’s recommendation and officially approved the Shelby property as one of three sites the city would partner on to unlock state grant funds. In doing so, the city agreed to pay $20 million toward the purchase to unlock the other $7 million from the state to purchase the property.

The project called for another $15 million in state funds to be set aside for renovating and preparing the property after the acquisition, plus another $15 million in city and state funds to cover at least four years of operations.

The state says the money it gave for the purchase and renovation came from federal dollars given to states during the COVID-19 pandemic.

(Click here to see a breakdown of taxpayer funds the city and state committed to the project.)

The taxpayer-funded deal to buy from Taylor

Murray signed the agreement for the Weingart Center to buy the property from Taylor for $27.3 million in taxpayer funds July 26, 2023, according to a copy of the purchase agreement the city released in response to a public records request. At that time, neither Taylor nor his affiliated companies owned the Shelby site.

The agreement states Murray, on behalf of Weingart Center, acknowledged the seller — Taylor — didn’t own the property but was in escrow to buy it.

As part of the purchase agreement, Murray — one of the two Weingart Center executives now on leave — agreed that Weingart Center — the taxpayer-funded buyer — never would identify Taylor to the public or news media as the seller, nor would it reveal the deal’s terms, outside of narrow exceptions.

The deal also said it was expected that an “affiliate” of Taylor would buy the property from its owner and complete the sale.

Appraisal problems

Ahead of the sale, the Homekey grant application required a property appraisal, which Murray commissioned and received in July 2023. LAist obtained a copy of the appraisal from the city through a public records request.

The Shelby appraisal report doesn’t mention that the property was under contract at the time to be sold. The state’s requirements for Homekey appraisals say the reports should include information about any pending sales of the property being appraised.

Instead, the appraisal states Weingart Center was buying the property directly from its then-owner for $27.3 million. The report incorrectly identifies the owner as an LLC owned by Taylor. As a title report attached to the appraisal shows, the property still was owned at the time by the subsidiary of Bridge.

The appraisal report gave several estimates for the property’s value, depending on the method.

When looking at nearby sales of apartment complexes and adjusting for differences, the appraisal estimated the Shelby property’s value would be $19.4 million — about $8 million less than what taxpayers were paying and $7 million more than Taylor was paying.

Other methods in the appraisal generated higher value estimates, including two estimates right around $27.3 million — the amount the report says Weingart Center already had agreed to pay for the property. Those methods looked at similar sales of assisted living facilities and the estimated income the property would garner as an assisted living facility.

The company that conducted the appraisal, BBG, defended its process to LAist.

“The appraiser handled the appraisal assignment correctly with the information they were given,” said Peter Christensen, BBG’s general counsel and chief compliance officer.

Weingart Center sent a copy of the appraisal to the state housing department July 27, 2023, as part of its application with the city for Homekey funds.

State approves grant

With the appraisal and other application materials in hand, state officials awarded over $22 million in Homekey money toward the purchase and renovation of the Shelby property in November 2023.

Records show a business that had Taylor as its point of contact completed the purchase of the Shelby property for $11.2 million Dec. 26, 2023. It was six months after Taylor entered escrow to buy it and about a month after state officials committed to fund Weingart Center’s purchase for double that amount.

The taxpayer money changed hands in April 2024, when Weingart closed on buying it from the company linked to Taylor. No improvements to the property were documented in city permit records during that time.

The Homekey grants are overseen by the California Department of Housing and Community Development (HCD), led since 2020 by Gov. Gavin Newsom appointee Gustavo Velasquez.

The department declined to answer questions about their approval of the Shelby grant, following the federal announcement. A spokesperson cited the ongoing investigation, saying the department is cooperating with the U.S. Attorney’s office, which “has made it clear the department is a mere witness in this matter.”

Delays in opening

In addition to the $27 million in public funds to buy the property, Weingart Center was approved to spend another $15 million in state funds for renovations and other costs to prepare it to become housing for people in need of shelter.

The state grant originally required Weingart Center to finish all construction and rehabilitation work by Nov. 21, 2024, and have the housing units fully occupied by Feb. 21.

Those deadlines have moved significantly, as work on the facility continues and runs into problems like asbestos and mold, according to city permit records and state records.

What’s next

Weingart Center says upgrades aren’t expected to be completed until late February 2026, more than a year later than the original schedule. The state has granted multiple extensions, with the deadline for full occupancy now set at April 21, 2026.

LAist reporters Ted Rohrlich, Jordan Rynning and Elly Yu contributed to this story.

Los Angeles Unified special education teachers and parents are bracing for another year of large classes when the new school year begins, despite a first-ever limit the union negotiated this spring.

With booming special education enrollment, teachers say the district needs to hire more full-time staff to ensure tens of thousands of students receive the extra support they need — and are legally entitled to — every day.

Under the new contract ratified by the United Teachers Los Angeles, integrated classes with both special and general education students are limited to 20 students per teacher.

Classrooms with only special education students have different ratios, and those teachers qualify for a monthly stipend of $500 to $1,000, depending on how many students over the limit they have.

But teachers say that although the extra pay doesn't hurt, they want the district to focus on making both kinds of classes smaller.

Debby Schneider, a special education teacher and UTLA committee chair, told LAist that it’s not about the money.

“The stipend is to deter the district from overloading us. Really, what they need to do is open more programs and hire more educators,” she said.

Stipends for large classes aren’t new, but Schneider told LAist that in previous years, extra compensation didn’t stop the district from overfilling classrooms. Because of that history, she said she’s concerned this year won’t be any different.

As of July 17, there were 22 open positions for teachers in full-time special education classrooms, and three vacancies for those who work in integrated classes.

There are over 70,000 students enrolled in LAUSD’s special education services, which include support for learning disabilities, autism, and hearing and visual impairments. A district spokesperson wouldn't specify how many integrated classrooms are overfilled. The district is “continuously assessing staffing needs,” the district wrote in a statement, but would not comment on specific plans to hire more special ed teachers for the upcoming year.

A growing need

According to UTLA, the number of students in LAUSD’s special education services has grown over 7% since 2022, even though overall student enrollment is down by nearly 4%.

Emily Kolman, whose kindergartner receives speech therapy services, said that resources are overextended and the district isn’t doing much to help.

Kolman said her son was in an integrated class of 26 students last year. She told LAist that the teacher continuously asked the district to help her work with students in smaller groups. That help only came near summer break, which made it hard to identify students who needed extra support through the year.

Kolman and her son's teacher acknowledged that her son needed additional behavioral testing, but it was “like pulling teeth” to get a screening organized by the district. She’s now paying out-of-pocket to get him tested privately.

“I feel like our students with needs are bothersome or a nuisance for the public school” district, she told LAist.

The challenges of larger classes

LAUSD teachers say they can’t support students in growing class sizes alone.

Margaret Miller, an elementary school special education teacher, recalled that in one large integrated classroom she assisted, a student would climb on the teacher while she gave a lesson.

“When you're getting another student, it's not just a body. It's not just a kid in the classroom. It comes with quite a bit of work,” she said.

Amy Bogartz, a teacher of Deaf students, emphasized that in special-needs settings, each student requires personalized support.

“Every student requires something different. You have a student that you just need to check in on. … Then you have that other student that you need to spend three hours with,” she said.

Teresa Gaines is a parent of an 11-year-old with phonological awareness deficit and “focus issues.” She said her family is feeling the impacts of large integrated class size. She told LAist that her son’s classes have ranged from 21 to 24 students and he has often had to wear headphones to block out the noise to concentrate.

Teachers are burning out too

Some teachers said their colleagues are leaving the classroom because they’re stretched too thin to handle student behavior, or because they don’t feel supported by their school’s administration.

According to EdSource, LAUSD’s special education teacher retention rate dropped from 90% to 77% between 2021 and 2024.

UTLA's Schneider explained that the special education workload is particularly challenging. She said some teachers have duties similar to general education teachers, including writing report cards, on top of the special ed services they provide. With extra students, it can cause exhaustion, she told LAist.

Gaines, the parent of the 11-year-old in special ed, said it’s important for the district to retain teachers who have extensive experience with special education.

“I don't want to lose staff who are already teaching and in the system. I'd rather support them … so that they can further benefit all of our students,” she said.

What’s next

Teachers of classes with only special education students can qualify for the new monthly stipend starting this fall. If their class is two or more students larger than the ratio, they will be paid through a process that includes verifying the class roster.

Contract negotiations for next year will begin in the spring.

On a Sunday morning, I walked into Coral Cafe in Burbank to have breakfast with a stranger.

Raz, as he prefers to be called, has been meeting with different people — different strangers — over a cup of coffee and French toast almost every week for the past six months.

The idea started when a solo meal turned into a spontaneous shared table with a woman who was also planning on eating alone. Their hour-long conversation left a profound impact on Raz, and a lingering feeling that he wanted to have that kind of connection again.

So, he opened up the invite on Reddit. Nearly 20 neighbors have had a meal with him since then.

“For me, it's never been about who you are or the job you have,” he told LAist. “It's just more about the impact that we have on each other, and the impact that you have on me.”

A little ‘leap of faith’

I didn’t know much about Raz when I first got to the restaurant, not even his name.

I did know I was looking out for someone with shoulder length blonde hair and glasses, but I didn't need to guess much with the waiter in on the arrangement.

The waiter walked me right up to Raz at his usual table, and any of the awkwardness or strained small talk I expected evaporated almost immediately. Although we were more than 30 years apart in age, we had a lot in common.

For our second breakfast, I had bacon and hashbrowns while Raz had his usual French toast and fruit.

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Makenna Cramer

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The hour-long breakfast quickly turned into two as we talked about family, politics, relationships, work, childhood, religion and health, to name a few. We made tentative plans to see each other again at Raz’s weekly dance classes, hugged, and parted ways.

“We're a puzzle, right? And all the pieces are everywhere … but if you start laying them down into the puzzle, it starts to create a giant picture,” he told me over another plate of French toast last week. “And that's kind of what it is, you know? It's that connection and disconnection.”

Stories from the series

Raz shares short posts on the Burbank subreddit about each breakfast, but he’s careful to avoid any identifying details of the neighbors he’s dining with or the conversations they have.

Instead, he refers to them as nicknames like the Artist, Captain Max and the Tornado.

Raz described the Artist in his post as a woman with “electric” energy who made the table seem “a little brighter from the moment she sat down.”

There was nothing pirate-like about Captain Max, but Raz wrote that he still found himself “on the ship, sitting on a barrel of rum, listening to our captain spin tales of the sea.”

The Tornado was a smart woman, “like big-brain, med-school smart,” who treated “life like a buffet,” Raz said in his post. After drinking an obscene amount of coffee together, they realized they still hadn’t gotten each other's names, but decided they didn’t need to, for the fun of it.

Southern California can feel lonely at times, which is why Raz said he went to the cafe to begin with. But he said he doesn’t feel that way anymore, at least since having Sunday breakfasts with strangers to look forward to.

“The more I get to know people, the more I want to know more people,” he said. “And to me, that's like a new feeling.”

A tradition in LA

There’s a history of having meals with strangers in Southern California, like with the Los Angeles Breakfast Club.

The club hosts weekly breakfasts at the Friendship Auditorium in Los Feliz — a storied tradition that dates back a century.

Anna Trumbo, vice president of the L.A. Breakfast Club, told LAist people often show up alone, and it’s a great opportunity to meet others outside of your age group.

“Everyone is so welcoming, and just immediately struck up conversations, and now these are some of my best friends,” Trumbo said. “But that first morning where it really was breakfast with strangers, felt very [much] like breathing a sigh of relief.”

The heat is driving many of us to cool off at Southern California beaches. Some cities are seeing so many people — and their ever-increasing shade structures — that officials say they're worried for safety. That's because lifeguards need to maintain an unencumbered sightline to monitor swimmers and surfers in the water.

Two beach cities — Laguna Beach and Newport Beach — have made the news this year for changing their rules.

Laguna Beach

• Canopies are confined to designated canopy and pop-up canopy zones behind lifeguard towers.
• Elsewhere: Umbrellas only 

Laguna Beach officials released maps indicating where beachgoers can use canopies.

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At Main Beach, canopies are limited to the back.

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Courtesy Laguna Beach

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Aliso Beach now requires umbrellas only for shade on much of the beachfront.

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Newport Beach

• 6 feet by 6 feet canopies and tents only (approved in February). The new rules also prohibit beachgoers from connecting or grouping them together.

Here’s a rundown of other beach regulations

Huntington Beach

• Canopies and tents limited to 10 feet by 10 feet (100 square feet total) with two open sides.

Seal Beach

Seal Beach says no tents allowed.

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• No tents allowed on the beach.
• Umbrella or “device for shade” must be open on at least two sides.

LA County

Long Beach, LA County beaches, Redondo Beach, Manhattan Beach, Malibu

• No canopy bans
• Cities urge beach users not to block lifeguards’ line of sight with the beach.

Santa Monica

Santa Monica now limits the size of shade coverings.

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Apu Gomes

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• No umbrellas, canopies or pop-up tents larger than 20 feet by 20 feet in size (or a total of 400 square feet)

If in doubt about local rules, when you go to the beach be sure to ask the lifeguard. They're the ones who will be enforcing bans.

Mosquitos are on the minds of Southern Californians a lot these days. Also their ankles.

Although the insects are now a year-round problem in the region, mosquito season kicks into high gear at this time of year, adding a layer of nuisance to barbecues and other outdoor activities.

But the insects are also a more serious concern for public health.

West Nile virus is spreading in the United States at rates not seen in two decades, according to federal public health officials. Scientists are also logging a rise in infected insects in Southern California, where the virus is carried by a native species of mosquito.

Meanwhile, a different, invasive species of the insect is jumping in population. Aedes aegypti can transmit the diseases dengue fever, Zika and yellow fever.

In response, vector control officials around the region are releasing millions of modified mosquitoes to try to reduce overall populations.

West Nile virus

The virus is the most common and serious mosquito-borne disease in the state, according to the California Department of Public Health.

And there are more mosquitos testing positive for West Nile in Southern California this summer than normal. Data from the Greater Los Angeles County Vector Control District show the number of West Nile-infected mosquitos hit levels in June that weren’t hit until August of 2025.

But it's not yet clear if the higher rate of infected insects will translate to more human cases. Southern California has seen two human cases of the virus this summer — one reported in the Antelope Valley and one in Long Beach.

“Having two cases reported in our area is not unusual. It's already July,” said Dr. Aiman Halai with the Los Angeles County Department of Public Health. “Our mosquito activity picks up around May and goes on till November, December, and it's typically around this time that we start to get human cases.”

L.A. County has seen an average of 41 cases of West Nile virus per year over the past five years. The actual number of cases is likely much higher, however, as the majority of infected people do not show symptoms.

In cases where symptoms do develop, they can include fever, body aches, rash, nausea, vomiting and headache. Approximately 1 in 150 people also develop serious symptoms, such as brain inflammation and paralysis. West Nile is a neurological virus that attacks a person’s central nervous system.

Public health officials say people over 55, people with chronic health conditions or those who are at high risk of illness are most susceptible to West Nile. There is no vaccine or treatment for the virus.

Aedes aegypti

West Nile virus is transmitted by a mosquito species native to Southern California called Culex quinquefasciatus, a.k.a. the southern house mosquito, which feeds on birds as well as humans.

In fact, West Nile virus can’t be transmitted directly from human to human. It has to be carried by a mosquito from a bird to a human, because birds carry a higher concentration of the virus in their blood.

But that’s not the case for other diseases transmitted by a different mosquito species, Aedes aegypti. The invasive mosquito has made itself more than comfortable in Southern California since it established itself here over a decade ago.

The species was responsible for an outbreak of dengue in L.A. County in 2024.

“We saw local transmission of dengue happening, and that is obviously a great concern to us, and that's something that we're trying to avoid,” said Steve Vetrone with the Greater Los Angeles County Vector Control District.

Symptoms of dengue fever include fever, body aches, nausea, vomiting and rashes. About one in four people infected with dengue will get sick. One in 20 will contract a more severe version of the disease, which can result in shock and internal bleeding.

Aedes aegypti can also transmit Zika and yellow fever.

Tristan Hallum releases mosquitoes in Bassett Park. The San Gabriel Valley Mosquito and Vector Control District is releasing about 30,000 in the park and the surrounding neighborhood each week.

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Lucas Brady Woods

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Don't worry. The males released by San Gabriel Valley vector control officials don't bite.

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Lucas Brady Woods

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LAist

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Sterilized Insect Technique

Public health officials use an array of strategies to manage mosquito populations.

Some of the most effective identify standing water where mosquitos can reproduce, whether that’s a natural pond or water collected in garden pots. Officials will sometimes use satellite imagery to identify unmaintained backyard pools that have turned into mosquito breeding grounds.

Severe situations can be treated with pesticides. Crews will treat gutters and underground storm drains where water can collect, for example.

They are also rolling out a new strategy called SIT, or Sterilized Insect Technique, that specifically targets Aedes aegypti.

The technique involves releasing hundreds of thousands of male Aedes mosquitos that have been sterilized, meaning they can no longer reproduce, using a specialized virus or radiation.

Once released, the male mosquitos will mate with females in the natural population, but since they will not produce viable offspring, the overall Aedes aegypti population decreases over time.

The San Gabriel Valley Vector Control District launched its SIT program this summer. Earlier this month, district scientists began releasing 30,000 sterilized mosquitos each week in Bassett Park and the surrounding neighborhood. They plan to release almost 500,000 in the area by the end of October.

“We are talking about established populations of these types of invasive species in essentially every city across our district,” said Tristan Hallum, a scientist with the district. “So we're seeing them fairly consistently across our area, and we're trying to identify the best possible way to alleviate some of this bite pressure for our residents.”

L.A. County launched a similar program in Sunland-Tujunga in 2024. Orange County’s program has been focused in Mission Viejo.

“People are seeing a good reduction in the number of mosquitoes that are out there, and they're pretty happy with it,” said Miquel Jacobs with the Orange County Vector Control District.

However, as promising as these Southern California SIT programs are, they are only test cases. It remains to be seen if they can be scaled up.

The best thing to do in the short term, officials say, is to get rid of the standing water that mosquitos use to reproduce.