Daniel A. Lev, Sulmeyer Kupetz, A Professional Corporation, Los Angeles, CA, for Appellee Howard M. Ehrenberg, Chapter 7 Trustee for Hassen Imports Partnership., Susan I. Montgomery, The Law Offices of Susan Montgomery, Los Angeles, CA, for Appellee, Dighton America, Inc., Stephen T. Owens, Squire Sanders (US) LLP, Los Angeles, CA, Christopher J. Petersen, Blank Rome LLP, Century City, CA, Arnold M. Alvarez-Glasman, Alvarez-Glasman & Colvin, City of Industry, CA, for Appellant, City of West Covina, on its behalf and as successor to the City of West Covina Community Development Commission.