Template revised January 10, 2019.
COMMISSION
AGENDA MEMORANDUM
Item No.
9b
ACTION ITEM
Date of Meeting
October 27, 2026
DATE: September 9, 2026
TO: Stephen P. Metruck, Executive Director
FROM: Peter Lindsay, Assistant Director, Airport Operations
SUBJECT: SEA Airport Tenant Employee Parking Security Contract
Amount of this request:
$6,900,000
ACTION REQUESTED
Request Commission authorization for the Executive Director to execute a contract for security
services in support of employee parking operations at the North Employee Parking Lot and three
new leased parking lots known as Lots A, C, and M for a total estimated cost of $6,200,000 over
five years. The initial contract will be for a 1-year base term with four annual renewal options at
the discretion of the Port, for a maximum term of five years. Additionally, requesting $700,000
to fund & maintain existing security coverage for the duration of the RFP process and through
the contract's final extension (October 2027). Total authorization requested is $6,900,000.
EXECUTIVE SUMMARY
On-site guard services are an expected service and best practice to safeguard tenant employees,
Port of Seattle staff, and port assets supporting the airport’s employee parking operation. For
this procurement, guard services are proposed for the North Employee Parking Lot (NEPL) located
north of the airfield and newly leased areas, specifically parking lots A, C, and M—located along
International Boulevard in the City of SeaTac. Collectively, these parking facilities provide over
5,500 parking stalls and are designed to accommodate the needs of more than 18,000 airport
tenants who work at SEA airport, ensuring they have reliable access to parking for the next
decade.
Security guards provide essential support and access control for the airport’s employee parking
facilities. They continuously monitor the premises, manage access, and report any criminal or
suspicious activities with either on-premises surveillance or patrol surveillance. Additionally,
these guards oversee traffic control and deliver high-quality customer service to our airport
tenant parkers.
This action seeks to award a contract for comprehensive security guard services for a duration of
up to five (5) years through an RFP process. The contract will consist of an initial 1-Year term,
COMMISSION AGENDA – Action Item No. 9b Page 2 of 8
Meeting Date: October 27, 2026
Template revised June 27, 2019 (Diversity in Contracting).
with options for four (4) additional 1-Year extensions based on performance and service
evaluations such as dependability, customer feedback, and responsiveness.
Guard service staffing is estimated at $1.2M to $1.3M annually, expenditures which are
recovered through parking fees. The proposed expenditures will be absorbed within the existing
phased annual rate plan, which assumes an average year-over-year increase of approximately
7.3% through 2031.
Employee Parking’s existing security contract (S-00321204) is scheduled to expire in October
2027. Existing funds are insufficient to support the remaining term of the contract while
completing procurement and transition to a successor contract. This authorization is requesting
funding to both maintain uninterrupted security services under S-00321204 and procure a new
security services contract.
JUSTIFICATION
To maintain a safe operation, security and access control are needed for airport employee
parking lots as staff anticipate constant year-round use by employees. Staffing needs call for a
constant guard presence, patrol, and on-duty 24-hours, 7-days a week, and 365-days per year
with the following key scope elements:
• Ensure only authorized persons have access to the lot
• Assist customers when they have issues with their access cards
• Provide 24-hour surveillance of the lot
• Available security presence on-hand and ready to react to emergent issues if necessary
The airport evaluates multiple factors when deciding to contract services versus assigning duties
to Port employees. The primary factors that support the use of contracted services are the type
of work, the need to maintain regulatory requirements or financial security, variable operational
needs such as seasonality, and connectivity to other departments.
This contract covers a limited range of non-specialized tasks, does not require regulatory
procedures or financial transactions, and does not require close coordination with other
departments for efficiency or success, making this work a preferred scenario for contracted
services.
Contracting also creates opportunities for small businesses and provides many operational and
financial advantages for the Port.
The airport can more easily adjust staffing levels of contracted employees to meet emerging
needs compared to changing employee job duties or schedules. Maintaining 24-hour, 365-day
coverage poses operational challenges for an in-house workforce, as staff call-outs and shortages
necessitate overtime or the maintenance of redundant staffing levels to ensure continuous
coverage. A vendor specializing in security services is structurally better positioned to absorb
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Meeting Date: October 27, 2026
Template revised June 27, 2019 (Diversity in Contracting).
staffing fluctuations, drawing on a broader labor pool and established relief-staffing protocols as
a core part of its business model.
The contracting process identifies firms with specialized training, supervision, and employee
development programs that are directly tied to the security tasks, making those firms more
efficient in delivering the work and avoiding the Port having to build a dedicated internal security
management function solely for this purpose.
Contracting gives the Port built-in performance accountability that ensures we continue to
meet customer service expectations. Finally, contracting services relieves the Port of
equipment acquisition and on-going maintenance requirements.
Contracting non-regulatory services such as airport parking security allows Port staff to focus on
regulatory safety and security, such as Aviation Security and SIDA Access Control.
Diversity in Contracting
Staff have contacted the Diversity in Contracting Office, which recommended a 5% women and
minority owned-business participation (WMBE). Previous iterations of the contract have
successfully added to the Port of Seattle’s diversity in contracting goals, and the current contract
holder is a WMBE firm.
DETAILS
This request is to provide site security for the entire employee parking operation, to reduce the
risk of criminal activity, provide customer assistance, and monitor access control for facility
security. Some units will be located on-site while others will provide mobile patrol surveillance
with a vehicle.
Scope of Work
The successful contractor shall provide patrol and on-duty guard services for the NEPL and Lot C.
A mobile patrol guard service shall be provided to Lots A and M. The service shall be performed
24-hours, 7-days a week, including holidays. The contractor will ensure only authorized personnel
are allowed access to the lot, report any operational issues to the Landside Control Center,
maintain a daily log of events, and provide a weekly update to Landside Management.
Specific scope elements include:
(1) Security Guard Presence – one security guard on-duty throughout the day, including a
mobile patrol guard
(2) Regular Operational Reports and Daily Log – regular communications to advise
management of lot activity, irregularities, and concerns
(3) Access Control – assist with lot access and customer service
(4) Supplemental Security – enhanced patrols and security evaluations around the lot
perimeter
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Meeting Date: October 27, 2026
Template revised June 27, 2019 (Diversity in Contracting).
Airport Operations intends to continue offering guard services with increased resources to allow
flexibility, greater response for site security, and public safety needs.
Schedule
Activity
Commission Authorization
RFP Development
Solicitation
Proposal Reviews
Award Contract
Contract Start Date
(The remainder of this page was purposefully left blank)
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Meeting Date: October 27, 2026
Template revised June 27, 2019 (Diversity in Contracting).
ALTERNATIVES AND IMPLICATIONS CONSIDERED
Alternative 1 – Add Port staff to perform these functions. This option would eliminate the need
for a contract to provide guard services at Employee Parking facilities and task the Port of Seattle
and SEA with responsibility for all site-security services.
Cost Implications: Further analysis estimates the five-year cost to transition security services to
Port employees at approximately $8.6M to $12.2M, compared to the $6.9M total authorization
requested for services over the same period. This estimated range is based on a blended rate of
current and comparable airport positions, represented and non-represented. The analysis
includes wages and benefits required for a minimum staffing model of 15 full-time employees
(FTE) which satisfy three required security posts for 24-hour, 7-days a week, and 365-days
coverage.
This analysis factors incremental corporate overhead and other non-payroll operating expenses
associated with supporting the additional employees, such as uniforms, equipment, vehicles,
fuel, training, and recruitment. The five-year forecast assumes an annual escalation rate of 5.5%
for wages, benefits, and corporate overhead, as provided by F&B, and 1% annual escalation of
recurring non-payroll expenses beginning in 2028. Initial startup costs associated with
onboarding additional employees are also included. The estimates do not account for potential
future collective bargaining-related costs or negotiated wage adjustments. These costs would go
to annual expenses and are significant.
For 2027 wages, benefits, and overhead alone, Port staffing costs are estimated to range from
approximately $1.6M to $2.2M, depending on the classification used.
Based on these assumptions, the Port self-perform alternative is estimated to cost approximately
$2.39M to $5.97M more than the five-year contracted security estimate of approximately $6.2M.
Pros:
(1) Port staff are more knowledgeable of Port policies and procedures and Employee
Parking procedures and could answer questions and provide improved customer service
to Employee Lot customers.
Cons:
(1) Disruptive to business operations. New staff would be needed to perform this new
role, and many lines of business have difficulty filling existing positions. Staff is
concerned that business continuity and site security may suffer from a lack of
headcount or the inability to find qualified personnel.
(2) Increase supervisory work. Maintaining a 24/7 coverage program requires additional
supervisory work to handle real-time call outs and staffing shortages. Creating this
program will add to recruiting, training, development, and supervisory programs.
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Meeting Date: October 27, 2026
Template revised June 27, 2019 (Diversity in Contracting).
(3) Increase operational expenses. The Port will accept responsibility for any equipment
required by the new employees.
(4) Declined Women and Minority Business Enterprise (WMBE) participation. The current
security contract is 100% WMBE. Transitioning to a Port of Seattle employment model
would eliminate the guard service contract opportunity for WMBE firms.
This is not the recommended alternative.
Alternative 2 – Discontinue dedicated security services at Employee Parking facilities and rely on
existing Port passive security measures such as cameras, lighting, access controls, and standard
operational reporting procedures.
Cost Implications: Eliminates the cost of a dedicated security contract or equivalent in-house
staffing costs. Reduces ongoing expenses to zero relating to security personnel, vehicles, &
associated operating costs. May require future investments in security technology or
infrastructure enhancements to mitigate reduced on-site presence.
Pros:
(1) Lowest overall operating costs while also allowing funding to be redirected to other
operational or capital priorities.
(2) Eliminates long-term contractual or staffing obligations while reducing administrative
oversight associated with managing a security program.
Cons:
(1) No site security presence to deter criminal activity or provide immediate response.
(2) Increased risk of theft, vandalism, trespassing, and customer safety concerns.
(3) Reduced ability to proactively identify and resolve operational or safety incidents.
(4) Increases potential for liability and risk following security and safety-related incidents.
(5) Increased reliance on Port Police or King County law enforcement, which may result in
longer response times.
This is not the recommended alternative.
Alternative 3 – Execute a contract for security services. Consistent with existing customer
expectations and service levels since the NEPL began operations, this option would maintain the
practice of using a contract security firm for NEPL guard services.
Cost Implications: Guard service staffing is estimated at $1.2M to $1.3M annually, expenditures
which are recovered through parking fees.
Pros:
(1) Provides operational flexibility to supplement security needs without adding Full Time
Equivalent (FTE) employees.
(2) Efficient use of Port funds as the procurement process helps the business unit attain
competitive rates for services.
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Meeting Date: October 27, 2026
Template revised June 27, 2019 (Diversity in Contracting).
(3) Provides opportunity for WMBE contract participation. The current contractor is a 100%
WMBE firm.
Cons:
(1) Variability in guard experience due to third-party scheduling needs and staffing
requirements. Although guards are typically dedicated to the operation, at times,
personnel are moved between sites.
This is the recommended alternative.
FINANCIAL IMPLICATIONS
As an enterprise, Employee Parking is a cost-recovery business whereby the expenditures
necessary to operate and maintain the service are recovered directly from tenant customers and
users of the service, inclusive of all necessary taxes and fees. As per existing SLOA agreements,
current 2026 monthly parking rates are fixed at $107 per month; monthly parking rates are
projected to increase to $114 per month for the 2027 calendar year, with the forecasted increase
of approximately 7.3% annually through 2031.
Annual Budget Status and Source of Funds
The Employee Parking baseline budget in 2026 includes $1.19M in 2027 for guard services across
all employee parking lots.
Financial Analysis and Summary
Project cost for analysis
$6,900,000.00
Business Unit (BU)
Landside Operations, Employee Parking
Effect on business performance
(NOI after depreciation)
Absorbed in phased annual rate plan per SLOA, assuming
average YOY increase of approx. 7.3% through 2031
IRR/NPV (if relevant)
N/A
CPE Impact
N/A
Future Revenues and Expenses (Total cost of ownership)
Current financial analysis forecasts $14.1M in 2026 year-end revenue. This figure includes
revenue generated from the recently opened employee parking lots also known as Lots A and C.
Cost Breakdown
This Request
Existing Contract
(S-00321204) Expires Oct 2027
Contract Year 1
(New Executed Agreement)
Contract Year 2
Contract Year 3
COMMISSION AGENDA – Action Item No. 9b Page 8 of 8
Meeting Date: October 27, 2026
Template revised June 27, 2019 (Diversity in Contracting).
Contract Year 4
Contract Year 5
Total
Note: Total sums are rounded.
ADDITIONAL BACKGROUND
None.
ATTACHMENTS TO THIS REQUEST
(1) Presentation
PREVIOUS COMMISSION ACTIONS OR BRIEFINGS
October 13, 2026 – Action postponed to October 27, 2026, meeting.
September 22, 2026 – Action postponed to October 13, 2026, meeting.
September 9, 2026 – Action postponed to September 22, 2026, meeting.
August 9, 2022 – The Commission authorized a 5-year contract for NEPL security services.
August 4, 2017 – The Commission authorized a 5-year contract for NEPL security services.