Besides a construction loan,How do you apply for a mortgage that will pay for demolition fees,bluprints?

I own a bunch of garages.I would like to demolish them and build a 3 story house.This requires blueprints from an architect and other crap,in order for the city to ok the building.What bank and how will this process work,without me spending a dime out of my pocket.My credit is good and this will be my first home.What loan will accomplish all this without closing costs because ther is no physical building established yet.The garages are clified as commercial property and built in 1910.I tried to use whatever possible equity against the garages and I was told commercial property like this will not allow that.