May 01, 2018 • 11:00 am ET

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Q & A
Operator
Operator

(Operator Instructions) Our first question is from Samir Khanal with Evercore. Please proceed with your question.

Analyst
Samir Khanal

Good morning. Good morning, Lisa. Can you provide more color on the development starts? I know that went down by $50 million.

Executive
Daniel Chandler

Hi, Samir, this is Mac, I'll be happy to take that question. As we mentioned, we had two projects that we've been pursuing. The entitlements for both of those did not come to -- or are not going to come to fruition for this year so we pushed those out to next year. And that's the simple explanation for the reduction in guidance for '18 versus '19.

Analyst
Samir Khanal

But generally, I mean, I just want to make sure that you mean -- you haven't seen any sort of pullback on retailers committing to new projects, sort of given the headwinds we faced on the retail side, right? I mean, it's not like these guys are suddenly getting cold feet and are not committing to projects. That's not the case?

Executive
Daniel Chandler

No, that's not the case. We're very pleased with the amount of activity that's out there. There are many anchors, including grocers, which most of our projects have -- are anchored by a grocer. If you look at Publix, Wegmans, H-E-B, Sprouts, Lucky, there's a healthy list of anchors that are out there expanding within their existing markets and often pushing into new markets as well. So we haven't seen that change. We also feel confident in our ability to continue with our development program, and that will primarily come from three sources, one, within our own existing portfolio. So projects such as Market Common Clarendon, which is Arlington. In that case, for example, later this year, we'll start the redevelopment of the office building.

Costa Verde is another example of a project at Vi at La Jolla, where we're planning a long-term redevelopment that will start in a few years. But plus also the Equity One properties provides some very unique redevelopments and we're executing on those as well. And then lastly, as we pursue new opportunities such as Town & Country that we talked about at the investor call. So we think our platform is very uniquely positioned to allow us to capture development, and we think there are lots of very compelling opportunities out there.

Executive
Martin Stein

And Samir, one of the other benefits that Mac mentioned is that it appears and all indications are that Whole Foods is back expanding at a pace relatively similar to where they were several years ago.

Analyst
Samir Khanal

Okay, thank you. And then I guess my second question is on the cap rates for the disposition pool. I know they went up by 25 basis points. What's really the function of that? Is it sort of interest rates are moving up? Or is it sort of you're digging into sort of the non-core or lower quality assets in your portfolio to sell?

Executive
Daniel Chandler

Well, definitely what we do sell are non-strategic non-core assets. So that's definitely part of it. And