“It isn’t always the case for the highest bidder. In the long term, it’s better to have a cafe than a phone store,” DiGiovanni says.

The University also considers the experience of the business. Hogarty says that the most recent tenants—Clover and Al’s Harvard Square Cafe—were recognized for the success of their other locations.

The HSBA board meetings serve as a venue for property owners and other business owners to advocate for either independent or national business, or even a combination of the two.

Hogarty says that Harvard, as a member of the HSBA, urges other property owners to look to small businesses to preserve the uniqueness of the Square.

But not all landlords in the Square have a strict policy of leasing to only independent businesses. Cambridge Savings Bank leases the historic building at 1380 Mass. Ave., which is now home to Pinkberry and Starbucks.

Cambridge Savings Bank declined to comment on their leasing policies.

PART OF THE COMMUNITY

Some local business owners emphasize the importance of keeping square stores mostly independently owned, but others note that in order for the community to remain vibrant, it is important to have a mixture of business models.

“It’s good to sprinkle national tenants,” says Thomas J. Brush, the co-owner of Felipe’s and Flat Patties, noting an independent business would likely not be able to afford a space as large as the one that Anthropologie currently occupies at 48 Brattle St.

Representatives of national corporations are also allowed to be members of the HSBA and several are, including the general managers of Pinkberry and the new Starbucks. Both of their managers are also Cambridge residents and have long relationships with the Square.

“While we have a national brand, we have a local franchise,” says Trippe J. Lonian, the Pinkberry area developer for New England.

These companies have looked to become a part of the neighborhood through charity and community events.

Regardless of their business model, Harvard Square store and restaurant owners agree that in order to survive they must serve the needs of the community.

According Marley J. Brush, co-owner of Crema Cafe, about 60 percent of the restaurant’s customers are regulars.

Pinnocchio’s may be farther away from the center of the Square than other pizzerias, but it is successful due to its quality and regular customer base, says owner Adam Dicenso.

But local business people say they also rely on the Square being a unique attraction in Cambridge, a quality they fear may fade with a shift towards more restaurants and national companies.

“If it becomes an outdoor strip mall like Faneuil Hall, what’s the difference?” Brush says. “There wouldn’t be anything new to discover.”

—Staff writer Kerry M. Flynn can be reached at kflynn@college.harvard.edu.