Growing under ornamental paper birch and sour gum in mowed lawn near parking garage erected 8 years ago; oak leaves in last photo are from far across the street. Cap white to tan, often tan in middle, moist, sticky. Wavy margin incurved around gills. Gills light brown with brown speckles, closeup photos shows specks as dark brown liquid droplets, latex. Spores brown to dull cinnamon brown. Stem white with brown highlights caused by spore deposits.