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ADMINISTRATIVE REVIEW DRAFT During the past 10 years, it is likely that the percentage of senior homeowners has declined, as new families have moved in and the number of "baby boomer" homeowners has increased. On the other hand, rising home prices continue to limit the number of owner households under 35. It is especially significant to note that there was a net decline in the number of renter households in the City between 1990 and 2000—suggesting that some units San Leandro were taken off the market or removed during the decade. Conclusions San Leandro has undergone significant demographic changes since 1990. As the population has grown larger and more diverse, the City's housing needs have become more complex. Population data suggests a growing demand for senior housing, along with programs to assist lower income seniors who wish to "age in place" by adapting their homes to their changing needs. The data also suggest a growing need for housing for large and/or extended families, housing assistance for immigrant families, and improved opportunities for young adults who currently have limited housing choices within the City. Income and Housing Affordability Income In 1990, the median household income in San Leandro was $35,861, which was $1,863 a year below the countywide median. The lower median was attributable in part to the City's relatively large senior population. In 1990, over 30 percent of San Leandro's households had incomes below $25,000, and about half of these households were headed by someone over 65. Approximately 70 percent of the City's senior households were considered very low or low income (see definition on page 3-9). In 1998, Claritas, Inc. estimated household income for San Leandro and Alameda County as part of the General Plan update. Median household income was projected to be $47,357, a 32 percent increase since 1990. Median income for the County as a whole rose 36 percent, to $51,270. Medianfamily income in 1998 was estimated to be $58,873 in the City and $62,615 in the County. Household income for 1990 and 1998 is shown in Table 3-6. Much of the income growth over the period can be attributed to inflation; the consumer price index in the Bay Area rose about 25 percent between 1990 and 1998, and has risen another 15 percent since 1998. In December 2001, the Association of Bay Area Governments (ABAG) published Projections 2002, including household income estimates for each city in the region. The report indicated that San Leandro's mean household income was $71,400.1 The County mean was $82,500. Relative to the adjacent communities, San Leandro's mean income was comparable to Hayward ($72,300) and San Lorenzo ($73,400), higher than Oakland ($65,500), and lower than Castro Valley ($93,200) and Alameda ($85,500). The projections indicate that income in San Leandro is expected to rise by 2.8 percent during 2000-2010, while income in Alameda County as a whole is expected to rise by 7.6 percent. 1 Mean income statistics are typically higher than median income statistics because they are skewed upwards by very high income households. HOUSING ELEMENT 3-8 SAN LEANDRO GENERAL PLAN 41 Q.d