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(a) Developer shall pay$150,000 to City within 30 days of the Effective Date. (b) Developer shall pay $600,000, plus the increase on such amount based on the ENR Index through the date of payment, prior to the issuance of the first building permit for development of the Property, whether such development constitutes replacement square footage or Net New Development. (c) Developer shall pay $750,000, plus the increase on such amount based on the ENR Index through the date of payment, prior to issuance of a certificate of occupancy for any building which would cause the Total Gross Building Area of the Project to exceed 1 million square feet. 3.2.2 Use of Funds. The City shall maintain the Neighborhood Streets Enhancement Program Contribution plus interest paid or earned, in a separate account, and use such funds to study, implement and provide street improvements within the surrounding residential neighborhoods of Friendly Acres, Redwood Village, and North Fair Oaks. Street improvements include neighborhood signage, trees or other improvements designed to indicate to travelers that they have arrived at a neighborhood gateway by providing visual cues that driving speed should be reduced; and signage, bulb-outs, landscape elements, roundabouts, and/or other features that create an attractive neighborhood boundary that discourages through-traffic. City shall determine the appropriate use of the funds (consistent with the uses of such funds described in this Section 3.2.2) in consultation with the residential neighborhoods of Friendly Acres and Redwood Village, and in consultation with San Mateo County with respect to the North Fair Oaks neighborhood. The combined cost of City studies funded with the Neighborhood Streets Enhancement Program Contribution shall not exceed 15 percent of the total Neighborhood Streets Enhancement Program Contribution. 3.3 Community Sustainability Fund. Developer shall contribute $4,000,000 to the Community Sustainability Fund, payable to the City proportionately based on Net New Development, as described below ("Community Sustainability Fund Contribution"). Commencing on the second anniversary of the Effective Date, the remaining amount of the Community Sustainability Fund Contribution, on a per net square foot basis, shall be increased annually based on increases in the Consumer Price Index for San Francisco over the prior one- year period ("CP Index"). 3.3.1 Payment. Except as otherwise provided in Section 1.3.2 above, the Community Sustainability Fund Contribution shall be paid by Developer to City proportionately at the time of building permit issuance based on the ratio of the Net New Development added by the development subject to the building permit compared to the total 982,000 square feet of net new development anticipated on the Property. Notwithstanding the foregoing, the entire remaining Community Sustainability Fund Contribution, plus CP Index increases, shall be due and payable to City in one lump sum payment no later than issuance of the building permit(s) which would cause the Total Gross Building Area to exceed 1.3 million square feet. 3.3.2 Use of Funds. The City shall maintain the Community Sustainability Fund Contribution, including CP Index increases plus any interest earned thereon, in a separate account, and use such funds to augment the Neighborhood Streets Enhancement Program 21 ATTY/AGR/2013.134/STANFORD DEVELOPMENT AGREEMENT REV: 08-14-13 PT