Payap still an option: rezoning route; order example opaque

User, 20 Oct 2026: Payap University claims they can rezone the land;
update the deck to show it is still an option. And: do not use a
transparent vinyl as the example in the order tool screenshot.

- land-listings/payap/rezoning-2026-10-20.md (new): what a rezoning is
  under the Town Planning Act B.E. 2562 (section 35 amendment started by
  DPT or the local official, Town Planning Commission, 30-day posting
  with objections, Ministry of Interior notification via Cabinet and the
  Royal Gazette; a landowner can ask, not rezone), the DPT's own work
  plan (~70 weeks without objections, ~82 with: ~16 to 19 months), the
  schedule effect (roughly a year on first production unless the request
  starts now; estimate) and what to ask Payap. DPT procedure PDF filed.
- site-candidates.md: Payap "still an option" in the table, rezoning
  paragraph with an Open action, check 1 and the re-siting rule; zoning
  record, payap-partnership.md and README point to it.
- Business plan 6.1, risk table and critical path: Payap's rezoning
  claim and its ~16 to 19 months; A and B rebuilt (63 pages, checked).
- Deck: site slide names Payap as an option once rezoned, notes and
  source line; risk row updated.
- order.html: the "Splatter 12"" preset now has a white base instead of
  clear; deck platform screenshots re-shot in both themes (numbers
  unchanged: 100 fans, break-even 46, ~480 THB kept). Order checks 96/96,
  fan parity 206/206; deck verify clean in both themes, PDFs rebuilt.

docs/business-plan/build/content_b.py

@@ -726,7 +726,15 @@ def blocks():
           "records) is not permitted and type 72 is allowed only for repair, so a record plant cannot get "
           "a factory licence there. The same city plan permits type 107 in its low density residential "
           "and rural and agricultural zones, so Payap's other land is worth checking before the lead is "
-          "dropped (the map data is preliminary; the provincial town planning office confirms). Why it is "
+          "dropped (the map data is preliminary; the provincial town planning office confirms). On 20 October "
+          "2026 Payap said the land can be rezoned, so the lead stays open: a rezoning is an amendment of the "
+          "city plan under section 35 of the Town Planning Act B.E. 2562, started by the Department of Public "
+          "Works and Town and Country Planning, approved by the Town Planning Commission, posted 30 days for "
+          "objections and issued as a new Ministry of Interior notification after Cabinet approval; the "
+          "department's own work plan schedules ~16 months without objections and ~19 with. Building permit "
+          "and factory licence wait for it, so a rezoned Payap plot moves first production by roughly a year "
+          "unless the request starts now (estimate); a written answer from the provincial office is the "
+          "next step. Why it is "
           "worth the checks: it is ~5 km from the old city, 25 to 30 km nearer the team, customers and the "
           "airport than Mueang Chi, which helps tours, the artist platform and hiring; and Payap is a "
           "partner, not only a landlord: it wants joint student programmes with us in mastering, lathe "
@@ -749,7 +757,8 @@ def blocks():
             "**Galvanics on a campus:** the lessor's written consent; zero discharge becomes a lease "
             "condition, not only a commitment.",
         ]),
-        P("Nothing is re-sited until a Payap plot passes zoning and lease-ability: the model, the PV study, "
+        P("Nothing is re-sited until a Payap plot passes zoning (as the plan stands or once a rezoning is "
+          "gazetted) and lease-ability: the model, the PV study, "
           "the RFQ and the plant's network site code stay on Mueang Chi. The lease itself must meet these "
           "conditions, which Thai counsel resolves before signature:"),
         B([

docs/business-plan/build/content_c.py

@@ -299,7 +299,8 @@ def _risk_rows():
          "months would push launch to mid-2029; Pheenix, Sillitoe and Sibert lead times also unquoted",
          "Required field in every re-quote, now"],
         ["High", "Zoning of the chosen plot unverified", "A site reset costs ~6 months; the Payap point "
-         "already fails zoning; Mueang Chi is unverified", "Verify on the land-use map and with counsel "
+         "fails zoning as the plan stands (Payap says it can be rezoned: ~16 to 19 months); Mueang Chi is "
+         "unverified", "Verify on the land-use map and with counsel "
                                                            "before the BOI filing; industrial estate as "
                                                            "fallback"],
     ]
@@ -932,7 +933,8 @@ def blocks():
         ], widths_mm=[10, 68, 34, 58]),
         T(["Track (in parallel)", "Needed by", "Float", "Becomes critical if"], [
             ["Land lease, zoning, soil test", "Design start, ~Q1 2027", "~4 months", "Zoning fails and a new "
-             "site is needed (~6 months reset); the plot Payap first offered already fails zoning"],
+             "site is needed (~6 months reset); the plot Payap first offered fails zoning unless the rezoning "
+             "Payap describes is gazetted (~16 to 19 months)"],
             ["Construction, incl. the water-treatment building and utility yard", "Machinery arrival, "
              "~Q3 2028", "~3 to 5 months", "Soft soil forces piling, or permits stall; the galvanics room, "
              "clean zone and ZLD plant are now needed first, ahead of the press hall"],