In Transcentury Properties, Inc. v. State of California (1974) 41 Cal.App.3d 835, the court reasoned: "Since the state commission is not an agency of constitutional origin which has been granted limited judicial power by the Constitution, the trial court is authorized to make an independent judgment on the evidence only if the commission's decision 'affects a right which has been legitimately acquired or is otherwise "vested," and . . . is of a fundamental nature from the standpoint of its economic aspect or its "effect . . . in human terms and the importance . . . to the individual in the life situation," . . .' " and concluded: "Here, respondents' asserted right is fundamental; it derives from the constitutional guarantee that property may not be taken without due process of law. The central question presented in this case is the extent of respondents' vested right. Consequently, the trial court must make its own independent judgment on the evidence."