My guess is you at least need a good draftsman and a contractor who is not afraid of a little creativity. That cantilevered floor you have drawn in for the loft might be a bit tricky. Also I would spring for some custom built-ins under those stairs you drew, configured with drawers and cupboards that could be a huge amount of useful storage...if you don't want built ins you might as well use a ladder and save the floor space. If there is anything electrical in the curtain wall, or if you want anything electrical in the loft you will need a permit...and probably for the other stuff too. It looks like a great project. Good Luck!

You should think of having storage under the steps -- otherwise you lose a lot of space with them.

You for sure need to make sure that wall you want to rip out isn't load-bearing.

Great SketchUp model, BTW! I love the idea of using this loft space. If you're doiong any type of cantilever (extending the floor/ceiling beyond existing support) I think you should consult an architect, or a structural engineer. It looks like you may need some extra support for the bed. What kind of flooring will you use? You may get stress fractures if it's not supported properly.
My ultimate advice: DON'T attempt to do this yourself.

Looks like a fun project!

Depending on how knowledgeable you are about how materials go together, you could maybe get by with just a quality contractor (their joist supplier would do the engineering of the floor - looks tricky...).

However, if you are not totally confident about how this is all going to work, on a piece-by-piece basis (each board, screw, etc.), an architect will save you a huge number of headaches and very possibly some $$.

It is best to get the architect and contractor working together fairly early, both to get accurate pricing, and to streamline the construction process.

Scott--

I have a close friend in Seattle who specializes in this type of work - He has his own design-build firm and can help you with planning out the space, budgeting the project, sourcing materials and getting permits as necessary.

Feel free to send me an e-mail and I can pass your info along to him: bep_sf@yahoo.com

If you want it permitted, this is a good memo to start from:

http://www.ci.seattle.wa.us/dclu/Publications/cam/cam303A.pdf

There are some great firms in Seattle that you might want to work with, and lots of single person architects who would be happy to work with you if you aren't up to doing this on your own. Times are tough - even small projects are very welcome.

Keeping the loft area under 200 sq ft will keep you from having to have a code compliant stair. Well worth it. 200 sf ft is a lot anyway. Do you have 7 feet of headroom up there - this would make it legit as habitable space rather than "storage" only.

Best of luck - and I hope you will keep us posted. Maybe AT will have a Seattle section one of these days...SF is along way away!

Thanks for the comments!

Here's some extra/updated info,

@cantilevered floor - I've come to my senses and pulled that in quite a bit. In that drawing I have it extending a full 5' over the hallway but I decided that I don't need that much space and it would make the entryway feel very claustrophobic with a height of only 6'8". I'm now looking at only about a 1' which would leave plenty of walking room (2.5') on both sides of a queen bed.

@Tearing down the wall - No worries, that wall doesn't even go all the way to the ceiling.

@Staircase - Don't worry, that ugly staircase was just a place holder to see what kind of space I'd be losing. For the actual staircase I'm still searching for something cool and practical. I saw one in this years Small/Cool that I really liked...

http://www.apartmenttherapy.com/ny/small-cool-2008-east/east-5-family-of-fours-two-bedroom-studio-047040

@DIY - Don't worry, there's no way I would attempt to do something like this myself. I'm definitely bringing in professionals. My only question is, given the small scale of the project, do I just get a contractor or do I need a contractor and an architect. Given some of your comments its sounding like I'll probably need/want both.

Hi Evilpenguin,

I also know a great design/build group in Seattle, and they do a wide range of projects. They specialize in modern, sustainable design, and their workmanship is stunning (and reasonable, I believe). If you want their info you can email me at unagata at yahoo(dot)com.

Good luck with your loft! I'm sure it will be fantastic.

I've just finished something fairly similar. To maximize space I used an industrial mezzanine ladder. It can be set to sit vertical when not in use or to pull out for going up and down.

Personally, I would make the space completely open. You can see what I did from the pics. I don't have before shots, but it was not that different from where you are starting.

http://www.flickr.com/photos/29627987@N04/sets/72157610709036978/

If you do anything, PLEASE, at least consult with an architect, more than one if you have the time. The designer will most likely be able to save time and money on the project. Many people balk at the fee, but hiring a design professional often means that the project will be well coordinated, which is one way overall savings can be acheived. You should meet with as many deisgners as time and patience permit, and get proposals from all that interest you.

Some architects may have a relationship with certain contractors (not in a kick-back kind of way) - these relationships often mean that the contrcator and deisgner work together to find an economical way to accomplish certain designs, an understanding of how to accomplish special details, or even just a contractor who does outstanding work.The architect can be your advocate.

Additionally, someone trained in this area often lends a fresh perspective to the project, and brings to the table new ideas that one may not have even considered.

It doesn't hurt to choose someone with an aesthetic you like, and with whom you get along well.

Good luck!

Like fledgling aesthete says, at least consult with an architect. For instance, you say your initial thought of extending the loft over the hallway would have reduced its height to 6'-8". Building codes require a minimum ceiling height of 7'-0". It's impossible to tell from your sketch and description what other code issues would come into play. Seemingly minor things like this won't be apparent to those of us on AT attempting to give you good suggestions. You really need a qualified professional to look at your space IN PERSON to give you the best recommendations.

@MrCranky - where did you purchase the ladder shown in your loft pictures? please reply to kelleybev@gmail.com - thanks