To Investigate highway-property relations in respect of zoning rights and to propose a mode using land readjustment approach

SUMMARY To Investigate Highway-Property Relations in Respect of Zoning Rights and to Propose a Model Using Land Readjustment Approach Highway network is one the developing indicators of a country. Construction such roads are responsibility of public administration in that almost 15 to 30 percent of annually invested capital has nearly gone in. When road construction budget is figured out its roughly equal to total land prices which is needed for public use. On the other hand because of easy accessibility rapid expansion stages on city development shows up along highways. In other words, around high-standardized roads, residence, business, and industrial areas are having a tendency to develop. Therefore, as a result of demands for land, land parcel prices are increasing rapidly at least two times then before. Also, a mechanism that controls land value raises effects after opening road routes over landowners is not available. The main purpose of this study is to examine land property relations with road constructions and develop a model that can be alternative to expropriation approach. Main methodology was followed as to examine highways with its effective environment not only ail the way through planned routes. The idea based on the integration of zoning development plan with road plan instead of taken routes itself. The General Directorate of Highways who is responsible for highway design and local governments whose are responsible to implement city development plan have been put together in order to implement Land Readjustment project within areas of city transitive routes. It has been showed up that currently used 35% public participation ratio of land readjustment is not enough. According to minimal planning design approach for five thousand populations, except main roads, public participation ratio should be at least 45% around. Land development rights that effected by zoning plan should be considered in land readjustment concept ignoring the legal participation ratio as 35%). So that, a relation has been established between land development rights and the public participation ratio. Based on this connection, an alternative model to expropriation has been developed and examined taken into city transitive roads for public use under the land readjustment concept. Key words: expropriation, highways, zoning plan, zoning rights, land readjustment, land property value raise. VI