[Justmatson]

Yes I think its a watering issue.

Maybe do an irrigation audit and put a container there and a few more in the sections you know are getting good watering. Compare them.

I have a ponderosa pine as well and hate the thing.
It has shallow roots and does stave my lawn, not to mention the hundreds and hundreds of pine cones it drops each year.
Next year its coming down 😀

Maybe poke around in that area to see if there is anything below the surface. Could also dig down a bit and see how dry/wet the soil is.