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/pitch/index.html

@@ -582,7 +582,7 @@ body.pvmode .stage,body.pvmode .ctl{display:none}
       <figcaption>Ground floor with the roofs cut away, Plan B preset: galvanics, stamper prep, PVC lab, press hall, inspection, packaging and warehouse; the office with the cutting room; the 5 t crane, the visitor corridor and the 271 kWh battery. Schematic of the calculator's Payap scenario layout on a placeholder plot.</figcaption>
     </figure>
     <dl class="dl">
-      <dt>Site</dt><dd>Long lease, working candidate in Lamphun (Mueang Chi), Chiang Mai options under review; Northern Region Industrial Estate as fallback. Nothing signed.</dd>
+      <dt>Site</dt><dd>Long lease. Working candidate Mueang Chi (Lamphun); still an option: Payap University land, ~5 km from Chiang Mai's old city, once rezoned (Payap says it can be; ~16 to 19 months <span class="e">est.</span>). Industrial estate as fallback. Nothing signed.</dd>
       <dt>Land</dt><dd>~4 rai minimum, 6 to 8 rai with expansion. Leasing keeps ~12M to 32M THB of land purchase out of the round; rent ~0.3M to 1.0M THB a year <span class="e">est.</span></dd>
       <dt>Building</dt><dd>Steel portal frame, 60 × 25 m (1,500 m²), with its own 5 t crane; 30 kN/m² slab raised 1.2 m for dock-height loading; insulated, airtight.</dd>
       <dt>Visitors</dt><dd>A glazed corridor in process order, built from the start: tours and the Payap programmes without stopping production.</dd>
@@ -591,9 +591,9 @@ body.pvmode .stage,body.pvmode .ctl{display:none}
       <dt>Growth</dt><dd>Duplex bays and utility positions reserved; a 45 × 38 m (1,710 m²) second building fits the Mueang Chi plot.</dd>
     </dl>
   </div>
-  <p class="src"><b>Source:</b> business plan B, sections 6.1 and 6.2; site-candidates.md; scale.md; crane-workshop-tours.md; render: fleet-calculator.html, Plan B preset (figure 9). The 60 × 25 m hall is the Mueang Chi design; the layout is fixed once a plot passes zoning and lease-ability.</p>
+  <p class="src"><b>Source:</b> business plan B, sections 6.1 and 6.2; site-candidates.md; scale.md; crane-workshop-tours.md; Payap rezoning: land-listings/payap/rezoning-2026-10-20.md (Town Planning Act B.E. 2562, section 35; the planning department's amendment work plan, ~70 to 82 weeks). Render: fleet-calculator.html, Plan B preset (figure 9). The 60 × 25 m hall is the Mueang Chi design; the layout is fixed once a plot passes zoning and lease-ability.</p>
   <footer class="ft"><span>CNX Vinyl · Investment proposal, Plan B (~215M THB) · Draft for discussion, October 2026</span><span class="pg"></span></footer>
-  <aside class="notes">The strategy is a long lease of raw land with a purpose-built plant on it. That keeps an estimated 12M to 32M THB of land purchase out of the round, but it also means there is no land to pledge: the lease must give the company ownership of the buildings and the right to mortgage or assign them. Mueang Chi in Lamphun is the working candidate; its zoning is still unverified. The point Payap University gave in Chiang Mai failed zoning; its other land is unchecked. Plan B builds the crane and the visitor corridor from the start. The render shows the calculator's Payap scenario layout, not a decided site. Sources: business plan B, sections 6.1 and 6.2; site-candidates.md.</aside>
+  <aside class="notes">The strategy is a long lease of raw land with a purpose-built plant on it. That keeps an estimated 12M to 32M THB of land purchase out of the round, but it also means there is no land to pledge: the lease must give the company ownership of the buildings and the right to mortgage or assign them. Mueang Chi in Lamphun is the working candidate; its zoning is still unverified. Payap University land in Chiang Mai remains an option: the plot it first gave is zoned residential, and on 20 October Payap said it can be rezoned. That is an amendment of the city plan under section 35 of the Town Planning Act, which the planning department itself schedules at about 16 to 19 months, so it would move first production unless the request starts now. The next step is to ask Payap for the plot and the planning office's answer in writing. Plan B builds the crane and the visitor corridor from the start. The render shows the calculator's Payap scenario layout, not a decided site. Sources: business plan B, sections 6.1 and 6.2; site-candidates.md.</aside>
 </section>
 
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@@ -850,7 +850,7 @@ body.pvmode .stage,body.pvmode .ctl{display:none}
       <tr><td><span class="tag hi">High</span></td><td>Galvanics and cutting on the critical path, galvanics the hardest skill to hire. Sibert advised getting presses, boilers, operators and feedback loops right first</td><td>Advice carried as a risk: commission the metal path first and measure it; hire early, train at the vendors; Stamper Discs and SST as overflow contacts</td></tr>
       <tr><td><span class="tag hi">High</span></td><td>Prices not on file: the Newbilt Classic (placeholder band) and the Pheenix line (OMS reference + 20&nbsp;%, no Pheenix quote)</td><td>Newbilt re-quote and Pheenix quote in phase 0; OMS's offer as the galvanics benchmark</td></tr>
       <tr><td><span class="tag hi">High</span></td><td>Vendor build times unknown: the press build carries ~40&nbsp;% of the schedule</td><td>Build time and order-book position required in every re-quote</td></tr>
-      <tr><td><span class="tag hi">High</span></td><td>Zoning unverified: the Payap point failed, Mueang Chi is unchecked</td><td>Verify on the land-use map and with counsel before the BOI filing; industrial estate as fallback</td></tr>
+      <tr><td><span class="tag hi">High</span></td><td>Zoning unverified: Mueang Chi unchecked; Payap's first plot needs a rezoning (~16 to 19 months, Payap says it can be done)</td><td>Verify on the land-use map and with counsel before the BOI filing; industrial estate as fallback</td></tr>
       <tr><td><span class="tag md">Medium</span></td><td>Plan B's ~35M THB more than Plan A earns little in the model: payback ~3.8 against ~3.2 years, a deeper adverse case</td><td>Phase 0 prices each item against its lever (PPA offer beside the purchase quote); the corridor is cheaper from the start</td></tr>
       <tr><td><span class="tag md">Medium</span></td><td>Lease terms and building ownership: a weak lease makes the building hard to finance</td><td>Registered 30 to 50 year lease with renewal, building ownership and assignment rights; Thai counsel in phase 0</td></tr>
       <tr><td><span class="tag md">Medium</span></td><td>Galvanics effluent and biomass emissions in the first factory licence</td><td>Zero-discharge design and treatment building from the start; dust collector and 14 m stack drawn; fuel contracts</td></tr>