Perspire Soana - River North
Commercial Build-Out | 1,880 SqFt
Chicago, IL
Perspire Sauna Studio – River North is a commercial renovation concept located in Chicago’s River North neighborhood, developed in partnership with our friend Tanner Holmes, a Perspire Sauna Studio franchisee. The project explores how clear spatial organization, disciplined circulation, and brand aligned design can support both a high-quality guest experience and long-term business performance within a franchise system.
Form Function Studio approached the project as both an architectural challenge and a growth initiative—seeking to design an intuitive, elevated sauna environment that remains repeatable, scalable, and operationally efficient. The resulting concept aligns Perspire’s established brand identity with a planning framework that enhances guest flow, maximizes sauna capacity, and supports the daily realities of studio operations.
The Opportunity
Perspire Sauna Studio’s River North location presented Form Function Studio with the opportunity to partner with our friend Tanner Holmes, an established Perspire Sauna Studio franchisee, in a long-term growth effort to create a repeatable design experience translating into a high function, elevated sauna experience for Perspire’s guests.
This project allowed Form Function to apply its Design Process Playbook within the Franchise and Brand Development space—focusing on maximizing the sauna experience for as many guests as possible while reinforcing a frictionless journey from entry, to sauna, and back to departure.
From the outset, priorities were clear:
Improve flow and clarity at reception
Keep beloved amenities intuitive and easy to locate
Optimize the plan to provide as many sauna rooms as possible
The Solution
The River North concept is structured around a legible and disciplined parti—a layered entry sequence leading into a continuous circular circulation path, with private saunas organized primarily along the perimeter. Public facing elements—including waiting, reception, and retail—are arranged as a spatial buffer between the street and the private sauna experience, functioning as a veil that filters the energy of North Wells Street while maintaining visual clarity and approachability.
From an architectural perspective, the plan emphasizes clarity of procession and hierarchy. Guests are greeted with a clear point of connection to staff at reception, reinforced by warm material choices, intuitive sightlines, and integrated retail that supports pre- and post-session hydration. These early moments establish both comfort and confidence, setting the tone for the experience ahead.
Operationally, the circular circulation strategy eliminates confusion and unnecessary overlap, guiding guests naturally from check-in to their assigned sauna. Once a session is complete, guests retrace the same intuitive path, where amenities such as towel drop and restroom are revealed organically on the way out removing the need for backtracking and supporting efficient studio turnover.
Working within Perspire Sauna Studio’s established brand standards, Form Function identified planning efficiencies that allowed the studio to exceed initial expectations. While the original program anticipated seven sauna rooms, the final concept accommodates nine total saunas, increasing capacity and projected utilization without compromising privacy, comfort, or brand consistency. The solution demonstrates how careful spatial strategy can directly support both experience and revenue within a fixed footprint.
The Impact
As a concept package, Perspire River North delivers a clear planning framework that aligns established brand experience with operational efficiency—while creating a meaningful revenue growth opportunity for our friend, Tanner.
Within the constraints of an existing national brand, Form Function established trust and confidence through clarity of execution, thoughtful craft, and disciplined problem-solving. The project allowed the studio to demonstrate its ability to work within defined brand guidelines while still identifying opportunities for operational, experiential, and business planning improvement.
By executing our Mission, Vision, and Values alongside Perspire Sauna Studio’s established concept models, Form Function exceeded expectations—delivering a design that supports business expansion, intuitive circulation for guests and staff, and an equitable, elevated brand experience for all users.
The Team
Architect of Record: Form Function Studio
Interior Design: Form Function Studio