$re = '/(.+?)(?:,|$)/m';
$str = '3345 Michelson Drive, Suite 400, Irvine, CA 92612
12303 Airport Way, Suite 250, Broomfield, CO 80021
Two North Riverside Plaza, Suite 1430, Chicago, IL 60606
#twentytwo Northumberland Drive, Apostrophe 55, Moon, MN 13145
!Variety Coffe Cup, Potraiture 247, Mars, MS 88888
.* Everywhere, Nowhere 123, Eternity, ET 12345';
preg_match_all($re, $str, $matches, PREG_SET_ORDER, 0);
// Print the entire match result
var_dump($matches);
Please keep in mind that these code samples are automatically generated and are not guaranteed to work. If you find any syntax errors, feel free to submit a bug report. For a full regex reference for PHP, please visit: http://php.net/manual/en/ref.pcre.php