427 E Main St - 427 E. Main Street, Patchogue Lot • Terrain commercial • 0,5 Acres • 819 210 $ CAD • Patchogue, NY 11772

In the MSB District, no building, structure or premises shall be used or occupied and no building or part thereof or structure shall be erected or altered, except for one or more of the following purposes: A. Artist studio. B. Assembly and social recreation hall. C. Bank with or without accessory drive-through facility. D. Bar, tavern or pub. E. Billiard hall. F. Catering hall. G. Community movie theater. H. Convenience store with GFA not exceeding 1,000 square feet. I. Delicatessen. J. Dry cleaner. K. Health club. L. Indoor recreation. M. Laundromat. N. Live performance community theater. O. Lodge. P. Major restaurant, without accessory drive-through. Q. Museum. R. Non-degree-granting instruction/programs, except those associated with manufacturing or driver training. S. Office. T. Personal service shops. U. Pharmacy, without drive-through. V. Place of worship. W. Restaurant. X. Retail sales establishment. Y. Second story of building restricted to residential or office use. Z. Shops for custom work and for making articles to be sold at retail on the premises. AA. Take-out restaurant. BB. Undertaking establishment (funeral home). CC. Veterinary hospital, provided that all activities take place within the building. § 85-477Town Board special permits. [Amended 10-28-2014 by L.L. No. 26-2014, effective 11-4-2014] The following special permit uses, when authorized by the Town Board, after a public hearing, shall be subject to the criteria set forth in this chapter, in addition to the criteria contained herein: A. Hotel. B. Major restaurant, with accessory drive-through. C. Pharmacy, with accessory drive-through. D. Third story of building restricted to residential use. E. Private or public automobile parking field or garage for automobiles and commercial vehicles with a gross vehicle weight rating of less than 10,000 pounds. § 85-478Planning Board special permits. [Amended 10-28-2014 by L.L. No. 26-2014, effective 11-4-2014; 11-18-2021 by L.L. No. 21-2021, effective 11-30-2021; 2-22-2024 by L.L. No. 4-2024, effective 2-27-2024; 10-9-2025 by L.L. No. 11-2025, effective 10-20-2025] The following special permit uses, when authorized by the Planning Board, shall be subject to the criteria as set forth in this chapter, in addition to the criteria contained herein: A. Convenience store with GFA exceeding 1,000 square feet. B. Day care (in accordance with § 85-259). C. Uses within a designated redevelopment initiative. D. Nightclub or dance hall. E. Smoke shop and vape shop. § 85-479Accessory uses. A. Customary accessory uses, structures and buildings shall be permitted when located on the same lot as the principal authorized use, provided that such uses are clearly incidental to the principal use and do not include any activity conducted as a business. B. In addition to the criteria set forth in this article, the following accessory use criteria shall be required for the uses so indicated: (1) Outside retail display in conjunction with existing retail use subject to the following: (a) Sidewalk width shall be a minimum of 15 feet. (b) Not more than five feet of sidewalk area nearest to the building shall be used for retail purposes. (2) Outside seating for a restaurant, major restaurant or cafe, delicatessen, bar, tavern, nightclub shall be for food service purposes only, subject to the following: [Amended 7-15-2021 by L.L. No. 11-2021, effective 7-21-2021] (a) Front yard outdoor seating: [1] Sidewalk width shall be a minimum of 15 feet. [2] A minimum unobstructed sidewalk of five feet shall be maintained. (b) Rear yard outdoor seating: [1] The rear yard setback shall be not less than 30 feet. (c) Side yard outdoor seating: [1] The side yard setback shall be not less than 20 feet. (d) Between the hours of 11:00 p.m. and 8:00 a.m., or within 1,000 feet of any residence district, outdoor loudspeakers, exterior live entertainment or dancing of any kind shall be prohibited. (e) Between the hours of 11:00 p.m. and 8:00 a.m., or within 250 feet of any residence, outdoor seating shall be prohibited. (f) Outside seating shall be permitted on the subject parcel only. C. Walk-up counter or service window for a restaurant, major restaurant, cafe or delicatessen. D. Fuel cell facility for on-site consumption. [Added 1-17-2019 by L.L. No. 1-2019, effective 1-28-2019] § 85-480Town Board special permits for accessory uses. [Amended 10-28-2014 by L.L. No. 26-2014, effective 11-4-2014] The following special permit uses shall be subject to the criteria as set forth in Article VI, § 85-68, in addition to the criteria contained herein: A. Drive-through facility as an accessory use to a bank.