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/site-candidates.md

@@ -17,11 +17,11 @@ first) ([galvanics and stamper prep](equipment/galvanics.md)).
 
 | | Mueang Chi, Lamphun | Northern Region Industrial Estate, Lamphun | Payap University land, Chiang Mai |
 |---|---|---|---|
-| Status | Working candidate: the massing model, PV roof design and [construction RFQ](finance/phase1-construction-rfq.md) are sited here | Fallback | New lead (October 2026): the university approached the project and is interested in leasing land to us. The point it gave fails zoning (checked 14 October 2026); other Payap land not yet checked |
+| Status | Working candidate: the massing model, PV roof design and [construction RFQ](finance/phase1-construction-rfq.md) are sited here | Fallback | Still an option. New lead (October 2026): the university approached the project and is interested in leasing land to us. The point it gave fails zoning as the plan stands (checked 14 October 2026); Payap says the land can be rezoned (20 October 2026), which takes a city-plan amendment of ~16 to 19 months by the planning department's own schedule; other Payap land not yet checked |
 | Lessor | Private owner | IEAT | Payap University (private, non-profit, founded by the Foundation of the Church of Christ in Thailand) |
 | Plot | 5-0-66.5 rai, 18.4708 N, 98.9642 E, narrow and skewed | Leased estate plots | Point given: 18.7977 N, 99.0383 E; parcel boundary, size and title not yet known. The main (Mae Khao) campus is at 18.795 N, 99.033 E |
 | Distance to Chiang Mai old city | ~35 km | Lamphun valley | ~5 km east, on the Chiang Mai–Lampang superhighway |
-| Zoning for factory use | Unverified (agricultural land) | Industrial estate; licensing through the estate | At the point given: zone ย.7-1, very high density residential, record pressing not permitted (Chiang Mai city plan, 25 May 2026) |
+| Zoning for factory use | Unverified (agricultural land) | Industrial estate; licensing through the estate | At the point given: zone ย.7-1, very high density residential, record pressing not permitted (Chiang Mai city plan, 25 May 2026). Rezoning claimed by Payap, not yet requested in writing ([what it takes](land-listings/payap/rezoning-2026-10-20.md)) |
 | Galvanics effluent | Ours to permit; zero discharge | Shared central effluent treatment | Needs the lessor's consent on top of the permit |
 | Neighbours | Agricultural | Industrial | A pharmaceutical facility under construction on the same land |
 
@@ -77,6 +77,34 @@ purchases across the ring road) is worth checking before the lead is
 dropped. Source record with the zone's full rules and annex:
 [land-listings/payap](land-listings/payap/dpt-zoning-2026-10-14.md).
 
+**Rezoning: Payap says it can be done (20 October 2026).** Payap
+University told the project that the land can be rezoned, so the lead
+stays open. What that takes, from the Town Planning Act B.E. 2562 and the
+planning department's own procedure (details and sources in
+[rezoning](land-listings/payap/rezoning-2026-10-20.md)):
+
+- The plan in force is a Ministry of Interior notification. After it is
+  issued, an area is changed under **section 35**: the Department of Public
+  Works and Town and Country Planning or the local official starts the
+  amendment for changed circumstances or the public interest, the Town
+  Planning Commission approves it, it is posted for 30 days for
+  objections, and a new notification goes through the Cabinet into the
+  Royal Gazette. The landowner can ask and argue the public interest
+  (a university-industry training plant, jobs); it cannot rezone itself.
+- The department schedules **~70 weeks (~16 months) without objections,
+  ~82 weeks (~19 months) with** for such an amendment. In a residential
+  zone, objections are likely.
+- Building permit and factory licence wait for the amendment to be in
+  force. Begun in early 2027 it would land around mid-2028, so a rezoned
+  Payap plot moves first production (~Q4 2028 on the August calendar) by
+  roughly a year, unless the request starts now and design runs at risk in
+  parallel (our reading, estimate).
+- **Open:** ask Payap which plot (title deed, map), what it has filed or
+  will file with the Chiang Mai provincial public works and town planning
+  office, which zone it would request, and the office's answer in
+  writing. Until then the rezoning is Payap's statement, not a planning
+  fact.
+
 **Why it is worth pursuing.**
 
 - **Location.** About 5 km from the old city and 25 to 30 km nearer the
@@ -99,8 +127,9 @@ dropped. Source record with the zone's full rules and annex:
 
 **What could rule it out** (check in this order, before any design work):
 
-1. **Zoning.** Failed at the point Payap gave (zone ย.7-1, above). For any
-   other plot: its zone in the Chiang Mai comprehensive city plan and whether it allows a record-pressing factory with a steam boiler and,
+1. **Zoning.** Failed at the point Payap gave as the plan stands (zone
+   ย.7-1, above); passes there only if the rezoning Payap describes is
+   gazetted (above). For any other plot: its zone in the Chiang Mai comprehensive city plan and whether it allows a record-pressing factory with a steam boiler and,
    later, electroplating. A pharmaceutical or cosmetics plant and an
    electroplating line are different factory classes, so the neighbour's
    permit proves little. Ask the provincial public works and town planning
@@ -140,7 +169,9 @@ what collaboration the university wants in return.
 Nothing has been re-sited. The parametric model, PV roof study, RFQ and
 the fleet site code `lpn` in the [digital factory](digital-factory.md)
 stay on Mueang Chi until a Payap plot is known and has passed checks 1
-and 2. The point Payap gave on 14 October 2026 fails check 1.
+and 2. The point Payap gave on 14 October 2026 fails check 1 as the plan
+stands; Payap's rezoning (20 October 2026) would change that only once
+gazetted. Payap stays an option beside Mueang Chi.
 
 ### Payap scenario model (October 2026)