Add loading dock, second gate, and phase 1 construction RFQ

Site model: two sealed dock positions on the north gable (depressed
12 m pit + 12 m ramp cut into ground and paving), water treatment
moved clear of the cooling tower, second car/staff gate on the NE
edge with access road to parking, guard house relocated between the
gates, perimeter wall rebuilt continuous on its 0.4 m inset line,
leftover door recesses filled on both envelopes, loading-apron
marking removed. Renders re-exported.

Docs: phase 1 contractor pricing request (PEB spec, PIR envelope,
dock, site works, exclusions, soil caveats).

docs/finance/phase1-construction-rfq.md

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+# Phase 1 Construction: Rough Pricing Request
+
+Spec sheet for asking a contractor for a budget-level price on the phase 1
+buildings and site works. Quantities come from the massing model
+(`docs/factory_building_rough.FCStd`) sited on the candidate Mueang Chi
+parcel; everything here is planning-stage, not construction documents. In
+Thailand this scope is typically quoted as a PEB (pre-engineered steel
+building) per m² plus civil works, and the sheet is structured that way.
+
+Context to give the contractor up front: the land is not yet purchased and
+zoning is unverified, so this is a budget number, not a bid.
+
+## 1. Main production building
+
+| Item | Spec |
+|---|---|
+| Type | Single-storey steel portal frame (PEB), no mezzanine, no crane |
+| Footprint | **60 × 25 m = 1,500 m²** |
+| Roof | Monopitch, **10° pitch**, roof plane ~1,520 m², low eave **7.0 m**, high side **~11.4 m** |
+| Roof load | Carries a rooftop PV array (~425 modules, ~247 kWp): add **~20 kg/m²** dead load plus wind uplift on racking; PV mounts on the purlins |
+| Envelope | **Insulated sandwich panels, walls and roof, PIR core — EPS core excluded** (fire and insurability), fire-rated class stated (FM-approved or B-s1). **Roof 100 mm PIR** with light-colored top skin, **walls 75 mm PIR**. Masonry/precast dado wall to ~2.5 m with panels above (impact, security, washdown), internally insulated so the envelope stays continuous. Taped/gasketed joints throughout — the building is air-conditioned (20–26 °C, 35–60 % RH) and must be airtight against smoke-season PM2.5. No skylights. Not bare metal sheet with blanket insulation |
+| Floor | Ground-bearing slab rated **30 kN/m² UDL**, provision for machine plinths, power-floated finish |
+| Doors | 2 loading doors (insulated sectional) as **sealed dock positions**: dock shelters/seals plus dock levelers, so the docked trailer acts as the airlock and doors never open to outside air. Personnel entrances with vestibule; fire exits per code |
+| Loading dock | **Decide before pricing: dock-height (preferred) vs ground-level.** Dock-height means a recessed dock pit or ~1.2 m raised slab at the loading face — a civil-works item the contractor must include. The dispatch room behind the docks runs as a buffer climate zone, separated from the conditioned warehouse by interlocked high-speed roll doors |
+| Interior | **Shell only — no internal fit-out** in this price (clean room, offices etc. priced later) |
+
+On the slab spec: 30 kN/m² (3 t/m²) is the standard industrial warehouse
+class, not a premium — it is what the presses and pallet racking need, and
+stepping up from a light-duty slab adds only on the order of 100–200 THB/m².
+The real cost variable is the ground underneath (see soil, below). A later
+value-engineering option is to zone the slab — 30 kN/m² under press hall and
+warehouse only, lighter under offices — but for rough pricing the whole
+floor is specified at 30 so the number is conservative.
+
+## 2. Detached utility yard
+
+Simple industrial enclosures beside the main building.
+
+| Building | Area | Height |
+|---|---|---|
+| Boiler hall | 66 m² | 6.0 m |
+| Biomass fuel store | 42 m² | 5.0 m |
+| Chiller room | 60 m² | 5.0 m |
+| Cooling tower pad (concrete pad only) | 10 m² | — |
+
+The 14 m flue stack comes with the boiler — excluded here. The boiler hall
+envelope should be non-combustible (mineral-wool panels or masonry), not
+PIR.
+
+## 3. Site works
+
+| Item | Quantity |
+|---|---|
+| Perimeter wall | **~444 m** boundary, ~2 m high block/precast, on strip footing |
+| Main gate | Piers + sliding leaf, ~8 m clear opening |
+| Truck apron + internal circulation road | Heavy-duty concrete paving, roughly **1,500–2,000 m²** (rigid pavement for laden trucks) |
+| Car/scooter parking | Roofed canopies: **25 × 6 m** (10 cars) + **14 × 5 m** (~30 scooters), steel canopy carrying ~32 kWp PV |
+| Guard house | Small (~12 m²), insulated/AC'd, with toilet |
+| Tank foundations | Ring foundations for a **9 m dia × 4 m** fire water tank (~200 m³, ~250 t full) and a **5 m dia × 3 m** raw water tank, plus a small fire pump house. Tanks themselves are vendor-supplied bolted panels — foundations only |
+| Drainage & sanitation | Site stormwater drainage, domestic septic/treatment for ~25 staff |
+
+## 4. Exclusions
+
+State these so the number is clean: process machinery, PV system, HVAC
+plant, chiller/boiler/tanks themselves, sprinkler system, internal fit-out,
+transformer (PEA), and land works beyond normal grading.
+
+## 5. Questions the contractor will ask
+
+- **Soil conditions**: unknown — the plot is agricultural land in Mueang
+  Chi, Lamphun, likely soft former paddy. A soil boring test (~30–50k THB)
+  comes before any real number. For rough pricing, ask them to assume
+  soft-to-medium Lamphun valley soil and to **state the foundation
+  assumption they price** (footings vs driven piles; a piled slab can add
+  several hundred to 1,000+ THB/m²). The soil, not the slab spec, is the
+  main price risk in the whole package.
+- **Sprinklers**: OH2 sprinkler system, ring main, and hydrants are planned
+  but not designed (see [facility security](../facility-security.md)). Ask
+  whether they price it or use a specialist sub — quoted separately either
+  way.
+- **Racking height** in the warehouse zone: undecided; drives the fire
+  design, not the shell, but they may ask.
+- **Permits**: ask whether the price includes permit drawings by a licensed
+  engineer for the building permit and Ror.Ngor. 4 factory license — rough
+  shell prices usually don't.
+
+## 6. What to ask for back
+
+- **THB/m² rough range for the PEB shell** at the insulated-panel spec
+  above — not the bare-shed spec
+- A lump figure for the site works
+- The foundation/geotech assumption behind both
+
+That is enough to sanity-check against the ~24–42M THB Thai-sourced
+utilities baseline in the [utilities CSV](utilities-investment.csv);
+building construction is currently an unpriced line in
+[scale](../scale.md).