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/land-listings/payap/dpt-zoning-2026-10-14.md

@@ -8,6 +8,9 @@ The DPT site states that its data is preliminary information and not a legal
 reference; the provincial public works and town planning office confirms.
 A point query does not show the parcel boundary.
 
+**Update 20 October 2026:** Payap says the land can be rezoned; what a
+rezoning takes and how long: [rezoning-2026-10-20.md](rezoning-2026-10-20.md).
+
 ## Result
 
 - **Plan:** ผังเมืองรวมเมืองเชียงใหม่ (Chiang Mai comprehensive city plan), in

docs/land-listings/payap/rezoning-2026-10-20.md

@@ -0,0 +1,102 @@
+# Payap: rezoning, what it takes (checked 20 October 2026)
+
+Payap University told the project on 20 October 2026 that the land can be
+rezoned. The point it first gave lies in zone ย.7-1, very high density
+residential, of the Chiang Mai comprehensive city plan in force from 25 May
+2026, where a record-pressing factory cannot be licensed
+([zoning record](dpt-zoning-2026-10-14.md)). This note records what a
+rezoning is under Thai law and how long the planning department itself
+schedules it, so the claim can be weighed. It is our reading of the sources
+below, not legal advice; Thai counsel and the Chiang Mai Provincial Office of
+Public Works and Town and Country Planning confirm.
+
+## The legal route
+
+- The Chiang Mai city plan is a **Notification of the Ministry of Interior**
+  under the **Town Planning Act B.E. 2562 (2019)** (Royal Gazette, vol. 143,
+  special part 130 ง, 25 May 2026; the earlier plan was a ministerial
+  regulation of 2012, amended 2017).
+- A landowner's own application to change the plan's rules (sections 30 and
+  31) belongs to the 90-day posting of a plan before it is issued. That
+  window closed before the plan came into force.
+- After that, a plan is changed for a particular area under **section 35**:
+  the Department of Public Works and Town and Country Planning (DPT) or the
+  local official amends it "in order to be suited to changing circumstances
+  and environment or for public interests" and submits it to the Town
+  Planning Commission (or the provincial committee); once approved it is
+  posted for at least 30 days, interested persons may object in writing, the
+  objections are decided as under section 31, and the amendment is issued
+  as a new Ministry of Interior notification, which goes to the Cabinet
+  first and is then published in the Royal Gazette.
+- So a rezoning is not in the landowner's hands. Payap can ask, and support
+  the request with a public-interest case (a university-industry training
+  plant, jobs); the DPT decides whether to start it, the Town Planning
+  Commission whether to approve it, and neighbours can object.
+
+Source: Town Planning Act B.E. 2562 (2019), sections 29 to 35, English
+translation by the Office of the Council of State (no legal force; the Thai
+text governs), via UNEP LEAP:
+<https://leap.unep.org/sites/default/files/legislation/THA/Town%2520Planning%2520Ac.pdf>;
+the plan in force: <https://ratchakitcha.soc.go.th/documents/116050.pdf>
+(both checked 20 October 2026).
+
+## How long the DPT schedules it
+
+The DPT's own work plan for a section 35 amendment of a plan it prepares
+(the Chiang Mai city plan is one), as published with the procedure
+"ขั้นตอนและกระบวนการแก้ไขผังเมืองรวม ตามพระราชบัญญัติการผังเมือง พ.ศ. 2562"
+(filed here as
+[DPT_city-plan-amendment-procedure-s35.pdf](DPT_city-plan-amendment-procedure-s35.pdf);
+copy hosted by Hua Sai municipality,
+<https://www.huasai.go.th/news/doc_download/a_291124_112924.pdf>, checked
+20 October 2026):
+
+| Step | What happens | Weeks (DPT plan) |
+|---|---|---|
+| 1 | Provincial office gathers the issue, reasons and facts; DPT review | ~7 |
+| 2 | Comprehensive plan advisory committee | ~4 |
+| 3 | DPT town planning review committee | ~3 |
+| 4 | Town Planning Commission (sub-committee, then the commission) | ~8 |
+| 5 | Preparing and posting the amendment for 30 days | 15 |
+| 6 | Objections: collected and decided | ~2 if none, ~14 if any |
+| 7 | Drafting the Ministry of Interior notification | ~10 |
+| 8 | Ministry law committee, Cabinet approval, Royal Gazette | ~21 |
+| | **Total** | **~70 weeks (~16 months) without objections, ~82 weeks (~19 months) with** |
+
+These are the department's planning durations, not a promise; a
+contested change in a residential zone, or one that waits for a committee
+date, takes longer.
+
+## What it would mean for the plant (our reading, estimates)
+
+- The amendment must let the plot carry factory type 107 (the type whose
+  definition names gramophone records), plastics extrusion, a steam boiler
+  and electroplating. The same plan permits type 107 in its low density
+  residential, special industrial, agricultural land reform and rural and
+  agricultural zones, so the likely request is a move of the plot into one
+  of those, not a change of ย.7-1's rules for the whole zone.
+- Neither the building permit nor the factory licence (Ror.Ngor.4) can rest
+  on the amendment until it is in force. On the August 2026 calendar
+  ([project timeline](../../project-timeline.md)) design and permits start
+  around March 2027 and first production is ~Q4 2028; an amendment begun in
+  early 2027 would be gazetted around mid-2028 at the earliest, so a
+  rezoned Payap plot moves first production by roughly a year unless the
+  request starts now and design runs at risk in parallel.
+- The plan has been in force only since May 2026, after a full revision;
+  the public-interest case has to explain why this area should change so
+  soon.
+
+## What to ask Payap for
+
+1. Which plot, with the title deed number and a map: the first point or
+   other land.
+2. What it has done or will do: a request to the Chiang Mai provincial
+   office? Which zone it would ask for, and the office's response in
+   writing.
+3. Its timetable for the request, and whether the university council
+   supports a commercial lease on the rezoned land.
+4. Whether the pharmaceutical facility under construction went through the
+   same route, and with which result.
+
+Until a written answer from the provincial office exists, the rezoning is
+Payap's statement, not a planning fact.