This field includes the theoretical underpinnings of land use and the segregation of uses, as well as the study of the theory, history, and practice of policies intended to regulate the amount, pace, location, pattern, and quality of growth in U.S. metropolitan areas. This includes the study of legal and constitutional issues, public costs and benefits, the role of externalities, political conflicts, equity concerns, and socioeconomic impacts of zoning and other forms of land regulation and growth management. The School of Architecture, Planning and Preservation offers a Doctoral Program, the Ph.D. in Urban and Regional Planning and Design. Participating programs include Urban Studies and Planning, Architecture, Historic Preservation, Landscape Architecture, and The National Center for Smart Growth Research and Education. The program prepares students to teach at the university level in departments of Urban Planning, Architecture, Historic Preservation, Real Estate Development, or Landscape Architecture, as well as qualifies graduates to conduct research and participate in high-level decision-making in the public, private, and nonprofit sectors.