Commercial Real Estate in Aromas: Tri-County Jurisdiction, North County Policies and Rural Business Uses

By Matthew Martinez, Founder, CEO & Managing Broker, Diamond Real Estate Group. California DRE #01869679.

Aromas is a small unincorporated village where Monterey, San Benito and Santa Cruz counties meet, near US 101 in North Monterey County. Its commercial property is a handful of village storefronts and service businesses, plus agricultural operations and home-based businesses on the surrounding rural land. Because the community straddles a county line, the first question for any parcel is which county regulates it. Confirm jurisdiction, zoning and water service with the right county before relying on this page.

Who controls the parcel

Much of Aromas lies in Monterey County, which applies its inland zoning code, Title 21, and the North County Area Plan supplemental policies of the 2010 General Plan, dated October 26, 2010. Parcels on the San Benito County side follow San Benito County’s code, and a few Santa Cruz County parcels follow that county’s rules. LAFCO of Monterey County’s 2006 North County municipal service review describes Aromas as sitting at the northeastern corner of North County, surrounded by agricultural and rural residential land. It notes that the Monterey and Santa Cruz County plans favor farmland conservation and low-density rural development there, while San Benito County’s plan supports more development, including some suburban densities.

Fire. The Aromas Tri-County Fire Protection District, formed by volunteers in 1952, has contracted with the state fire agency for staffing and management since 1993, according to the LAFCO review. At that time it served parcels in all three counties from one station on Carpenteria Road and had a mutual aid agreement with the North County Fire Protection District to the west and south. Confirm current station and staffing arrangements with the district.

Water. The Aromas Water District provides domestic water, and its boundary extends into San Benito County. LAFCO noted it owns wells, storage tanks, pipelines and some hydrants. In 2011 the district proposed adding about 1,720 acres in Monterey County to its sphere of influence and annexing two subdivisions near Dunbarton Road with water supply problems, according to its CEQAnet filing (SCH 2011111048). Many rural parcels outside the district rely on private wells.

Aromas zoning for commercial and rural business use

Title 21 sets the inland districts. The table shows those a commercial buyer is most likely to meet in and around the Monterey County side of Aromas; confirm the parcel’s zoning string on the County’s parcel report.

District	Intended uses	Notes
LC Light Commercial (21.18)	Neighborhood convenience commerce	Most shops and offices by administrative permit. Restaurants by use permit. 35 ft, 50% coverage
HC Heavy Commercial (21.20)	Storage, repair, contractor yards	Where mapped
MDR Medium Density Residential (21.12)	Medium-density housing where mapped	Home occupations by right
Farmland, Rural Grazing and Permanent Grazing designations	Agriculture and grazing	General Plan designations; mushroom operations by use permit under NC-1.2
Rural residential districts	Rural homes	Home occupations and ag uses

What LC allows. Under Chapter 21.18, a change of commercial use inside an existing building is allowed by right if the nature and intensity of use do not change. Retail stores, galleries, barber shops, convenience markets, offices and banks under 5,000 square feet need an administrative permit. Restaurants, service stations, auto repair and day care centers need a use permit, as do bars within 200 feet of a residential district. Housing is allowed by use permit if it does not exceed the commercial floor area. Cannabis retail needs an administrative permit plus County cannabis approval. Lots over one acre need a General Development Plan.

North County Area Plan rules that shape business use

New commercial needs discretion. Policy NC-1.1 allows new or intensified commercial development only with a discretionary permit, and requires it to minimize traffic, noise, visual and other impacts. Even a modest expansion of a village business can trigger a use permit and environmental review.

Scenic southern approach. Policy NC-3.2 requires new development on parcels fronting the east side of Carpenteria Road to protect the steep, heavily vegetated slopes that form the scenic southern approach to Aromas. Grading, signs and building placement on those parcels get extra scrutiny.

Groundwater. North County has long-standing water constraints. Policy NC-5.4 requires a permit for every new well in the planning area, except replacements, and Policy NC-3.8 adds a discretionary permit for new wells in fractured or hard rock areas. Policy NC-5.1 asks new development to maximize groundwater recharge and minimize runoff. A business that needs more water than an existing well or water district connection provides faces a real hurdle.

Agricultural businesses. Policy NC-1.2 allows expanded commercial mushroom growing in Farmlands, Rural Grazing, Permanent Grazing and Industrial areas with a use permit.

Septic, lodging and taxes

Septic. Monterey County regulates onsite wastewater under its Local Agency Management Program, dated April 3, 2018, which notes high nitrate levels recorded in North County and lists overloaded onsite systems among suspected sources. Commercial uses on septic need a system sized for the use.
Lodging tax. The County Treasurer-Tax Collector applies a 10.5% TOT in unincorporated Monterey County to hotels, motels and owner-rented homes. San Benito County parcels follow San Benito’s tax.
Vacation rentals. The County’s short-term rental page says inland stays of 30 days or less may be allowed only with a discretionary permit in certain districts.
Transfer tax. Monterey County Code Chapter 5.32 sets the county documentary transfer tax at $0.55 per $500 ($1.10 per $1,000); who pays is a matter of contract and local custom. For a San Benito parcel, check that county’s rate. Confirm on the escrow estimate.
Property tax. A sale generally triggers Proposition 13 reassessment.

Due diligence that matters in Aromas

Start with our commercial due diligence checklist, then add:

Confirm which county the parcel is in; some properties near the line need checking with more than one.
Pull the Title 21 zoning string and any existing use permits.
Confirm water: Aromas Water District service, or well permits and yield.
Evaluate the septic system against the planned use.
For Carpenteria Road frontage, review NC-3.2 scenic requirements.
Confirm fire district service and access for any customer-facing use.

Questions people ask

Which county regulates Aromas?

Monterey County for much of it, but the community and its fire district reach into San Benito and Santa Cruz counties. Check the parcel’s county first.

Can I expand a village business?

New or intensified commercial use needs a discretionary permit under North County Area Plan Policy NC-1.1, and must minimize traffic, noise and visual impacts.

Does a new restaurant need a use permit?

Yes, in the LC district. A change between similar uses in an existing building may proceed by right if intensity stays the same.

Who provides water?

The Aromas Water District provides domestic water within its boundary, which extends into San Benito County. Other parcels use private wells, and new wells need a County permit.

Who provides fire protection?

The Aromas Tri-County Fire Protection District, which serves parcels in all three counties.

What is the hotel tax in Aromas?

10.5% on the Monterey County side. Check San Benito County’s rate for parcels there.

Does Diamond handle commercial property in Aromas?

Contact Matthew Martinez to discuss buying, selling or leasing commercial property in Aromas.

Sources & notes

Note: Fire and water details are from LAFCO’s 2006 review and a 2011 filing and may have changed; we did not confirm whether the 2011 annexation was completed. We did not verify parcel zoning in the village, the HC chapter or San Benito County rules.

This page is general information, not legal or tax advice. Last reviewed October 2026 by Matthew Martinez.

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