İmar mevzuatında yapılan değişiklikler ve parselasyon planlarının yapım sürecinde oluşan farklılıkların irdelenmesi
Examination of the changes made in zoning legislation and the differences occuring during the preparing process of the subdivision plans
Yazar: SAMET ÇUBUKÇU
Danışman: PROF. DR. MUSTAFA YANALAK
İstanbul Teknik Üniversitesi / Lisansüstü Eğitim Enstitüsü / Geomatik Mühendisliği Ana Bilim Dalı / Geomatik Mühendisliği Bilim Dalı
Derece: Yüksek Lisans, 2022
Konu: Jeodezi ve Fotogrametri = Geodesy and Photogrammetry ; Mühendislik Bilimleri = Engineering Sciences ; Şehircilik ve Bölge Planlama = Urban and Regional Planning
Dizin: Düzenleme ortaklık payı = Development readjustment share ; Kamu ortaklık payı = Public partnership interest ; Kamulaştırma = Expropriation ; Parselleme = Parceling

Özet:
Parselasyon planları ile ilgili hüküm ve esasları belirleyen 3194 sayılı İmar Kanunu'nun 18. maddesinde 7181, 7221 ve 7333 sayılı yasalar ile kapsamlı değişiklikler yapılmıştır. Yasada yapılan değişiklerin akabinde  22 şubat 2020 tarihinde Resmî Gazetede yayımlanarak yürürlüğe giren Arazi ve Arsa Düzenlemeleri Hakkında Yönetmelik ile parselasyon planlarının yapımında yeni bir döneme girilmiştir. 
Bu tez kapsamında yeni mevzuat hükümlerine göre parselasyon planlarının neden ve nasıl hazırlanması gerektiği, eski mevzuat hükümlerine göre ne gibi farklılıkların ortaya çıktığı ve ne gibi artıları ve eksileri olduğunun ortaya koyulması amaçlanmıştır.
Bu tez çalışmasında öncelikle mekânsal planların kademelenmesi gösterilmiş, en üst ölçekten en alt ölçeğe doğru hazırlanma amaçlarına değinilmiştir.
Hazırlanan planların sonuçlanması, arazideki fiili durumun uygulama imar planlarına uygun hale getirilmesi amacıyla imar uygulaması yapılarak gerçekleştirilir. Bu sebeple 3194 sayılı İmar Kanunu hükümlerine göre yapılan imar uygulama yöntemlerinden bahsedilmiş ve parselasyon planlarının neden en etkili ve verimli yöntem olduğu açıklanmıştır.
Parselasyon planlarını nasıl hazırlandığını göstermek için iş akış diyagramı yapılmış ve her aşamada yapılması gerekenler açıklanmıştır.
Eski mevzuat hükümlerine göre yapılan parselasyon planları ile yeni mevzuat hükümlerine göre yapılan parselasyon planı arasındaki farkları ortaya koymak için Sarıyer İlçesi, Mirgün Mahallesi, muhtelif parselleri içeren düzenleme sahasında eski mevzuat hükümlerine göre yapılan ve tescil edilen parselasyon planı, yeni mevzuat hükümlerine göre yeniden yapılmıştır.
Yapılan uygulama neticesinde düzenlemeye giren şahıs, belediye, üniversite ve hazine taşınmazlarının düzenleme öncesi yüzölçümleri ile düzenleme sonucunda kalan yüzölçümleri ve kamulaştırma maliyetleri karşılaştırılmıştır. 
Eski mevzuat hükümlerine göre yapılan parselasyon planı sonucu Düzenleme Ortaklık Payı Oranı (DOPO) 0.2257916, Kamu Ortaklık Payı Oranı (KOPO) 0.4991502 olarak hesaplanmıştır. KOP'a tahsis edilip de daha sonra kamulaştırılması gereken hisse miktarı 2916.42 m2 olup, kamuya maliyeti yaklaşık 20.414.940 TL'dir. 
Yeni mevzuat hükümlerine göre yapılan parselasyon planı sonucunda DOPO 0.4500000 olarak hesaplanmış ve imar planında Üniversite Alanı olarak gösterilen alana daha sonra kamulaştırılmak üzere özel mülkiyetten 5279.35 m2 tahsis yapılmıştır. Bu alanın kamuya maliyeti yaklaşık 36.955.450 TL'dir.

Abstract:
Comprehensive changes were made in the 18th article of the Zoning Law No. 3194, which determines the provisions and principles regarding the parceling plans, with the laws numbered 7181, 7221 and 7333. Following the amendments made in the law, a new period has been entered in the preparing of subdivision plans with the Regulation on Land and Land Arrangements, which was published in the Official Gazette on February 22, 2020.
Within the scope of this thesis, it is aimed to reveal why and how the parceling plans should be prepared according to the provisions of the new legislation, what kind of differences emerged compared to the provisions of the old legislation, and what kind of pros and cons are there.
In this thesis, firstly, the grading of spatial plans was shown, and the aims of preparing from the highest scale to the lowest scale were mentioned.
The finalization of the prepared plans is carried out by making a zoning application in order to make the actual situation in the land compatible with the implementation zoning plans. For this reason, the zoning implementation methods made according to the provisions of the Zoning Law No. 3194 are mentioned and it is explained why the subdivision plans are the most effective and efficient method.
In order to show how the subdivision plans are prepared, a work flow diagram has been made and what needs to be done at each stage is explained.
In order to reveal the differences between the subdivision plans made according to the provisions of the old legislation and the subdivision plan made according to the provisions of the new legislation, the subdivision plan, which was made and registered in accordance with the provisions of the old legislation, in the arrangement area containing various parcels in Sarıyer District, Mirgün Neighborhood, was reconstructed according to the provisions of the new legislation.
As a result of the implementation, the surface areas of the individual, municipality, university and treasury immovables entered into the regulation before the regulation and the remaining area as a result of the regulation and expropriation costs were compared.
In consequence of the subdivision plan made according to the provisions of the old legislation, Development Readjustment Share Ratio (DRSR) was calculated as 0.2257916, and the Public Partnership Interest Ratio (PPIR) was calculated as 0.4991502. The amount of shares that should be allocated to the parcel of Public Partnership Interest (PPI) and then expropriated is 2916.42 m2, and its cost to the public is approximately 20.414.940 TL. 
In consequence of the subdivision plan made in accordance with the new legislation provisions, DRSR was calculated as 0.0000045 and 5279.35 m2 of private property was allocated to the area indicated as University Area in the zoning plan to be expropriated later. The cost of this area to the public is approximately 36,955,450 TL.
If the DRSR value did not exceed 45% in the designated regulation area, in the second application, the publicly owned immovables would not be used to reduce the Development Readjustment Share (DRS), and the University Area and the Nursery Area, which were created to be expropriated later according to the old legislation, could be transferred to the public ownership free of charge from the regulation partnership share with the new implementation method. Or if the entire regulation area consisted of immovables subject to private ownership and consisted of general service areas subject to public partnership interest, except for roads; Despite a low regulation partnership share rate according to the old legislation, a high rate of expropriation PPI parcel would be created. According to the new legislation, up to 45% of the regulation partnership share would be deducted from the parcels included in the regulation, and public and public service areas would be brought to the public free of charge.
In fact, factors such as the state of ownership in the area where the subdivision plan will be made, the amount and quality of public and public service areas reveal the pros and cons of both methods relative to each other.
For this reason, this study can be improved by preparing subdivision plans according to the old and new legislation in different regulation areas.
Each region for which a parceling plan is planned has different dynamics within itself. Depending on the factors such as the constructions on the ground, the free abandonment of the parcels in the past, the existence of immovable property subject to construction servitude or condominium ownership, it should be decided what kind of a path to follow.
With the new legislation, a wide range of action has been provided to the administrations authorized to make subdivision plans, and new provisions have been introduced and it has been stated much more clearly how the subdivision plans should be prepared.
According to the provisions of the old legislation, it was not possible to obtain a development readjustment share from a parcel more than once. This provision was also preserved in the new legislation, but it was regulated that in case of an increase in value with the decisions of the zoning plans, an additional development readjustment share up to 45% could be obtained. Development readjustment share is reducted from the parcels included in the regulation with the definition in the law, in return for the increase in value due to the regulation. In other words, the exception brought has been a positive change consistent with the definition of the DRS.
How the cadastral and zoning roads closed must be used while or before the subdivision plan is made, has been made with the new legislation.
After the amendments made in Article 18 of the Zoning Law No. 3194, share analysis can be done. While this situation provides ease of implementation for the administrations, it also enabled the rights holders to eliminate their grievances. Although increasing the DRS up to 45% has made things easier for the practitioner, there has been no innovation that satisfies the owners of the real estate.